"DoubleClick Insert Picture" 12 TUGBY ROAD GOADBY, LE7 9JB GUIDE PRICE £235 ,0 00 A b eautifully presented modern village home built to exacting standards in a traditional style with breath taking countryside views.

SITUATION The village of Goadby is a quiet and peaceful east Leicestershire location  Fantastic open country views to the front and rear and provides a charming range of historic and modern properties. Local services can be found in , Tugby and Medbourne, with further  Three bedrooms amenities including schooling, recreational leisure and shopping services available in , Uppingham and Leicester.  Off road parking Communications in the area are excellent with the main A47 trunk road set to the north of the village, linking the cities of Leicester and Peterborough.  Pretty rural location The Ml motorway is situated to the west, and the Al Great North Road to the east. The A14 dual carriageway is set some 5 miles south of Market  High quality fit and finish throughout Harborough. A main line rail service runs from Market Harborough to London St Pancras taking just over the hour. Air travel is available at Nottingham Airport, Birmingham and Stanstead. There is a  Beautiful countryside on your doorstep wide choice of schooling in the area, including public schools at Oakham, Uppingham, Stamford, Leicester and Oundle. Sporting activities include  Modern home in a traditional style hunting with the Fernie, Cottesmore and Quorn and water based pursuits on Rutland Water. ACCOMMODATION The internal accommodation comprises, a well-equipped kitchen diner complete with a comprehensive range of floor standing and wall mounted cupboards and drawers, an integrated electric oven and hob with extractor over, integrated washer dryer, integrated slim line dishwasher, integrated fridge and space for a fridge freezer, there is a contemporary downstairs WC, a charming sitting room with wooden flooring, and a feature fireplace housing a multi fuel burning stove and French doors leading to the garden/dining room with has a tiled floor and a glazed rear with French doors leading out to the patio and garden beyond with lovely views over the countryside to the rear.

The first floor comprises, two bedrooms, one being the master but both well-proportioned and featuring built in cupboards. The first floor accommodation is completed by the family bathroom which comprises a three piece white suite and tiled flooring. The second floor provides an excellent double bedroom complete with eaves storage and access to the loft and a large Velux roof window. To the outside the property provides off road parking to the front in the communal block paved courtyard. There is a small paved gravelled front garden which houses the oil tank and access to the front of the property. To the rear you have a garden that is predominately laid to lawn but also has a small patio area, it is fenced on three sides and has breath taking views over rolling Leicestershire countryside to the rear.

DIRECTIONAL NOTE Proceed out of Market Harborough on the B6047 Melton Road, and at Three Gates take a right hand turn as signposted to Noseley. Continue through Noseley eventually taking a right hand turn as signposted to Goadby into Goadby Hill. Finally becoming the street, and bare left into Tugby Road where the property may be found immediately on your right hand side.

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This charming village property is offered to the open market with the agents highest recommendation for an internal viewing. Dining Room 13' x 12'4 3.96m x 3.76m

Market Harborough Office 13 Church Street Market Harborough LE16 7AA 01858 410008 [email protected]

Bedroom 1 Leicester Office Sitting Room 13' x 12'6 56 Granby Street 13' x 12'4 3.96m x 3.82m 3.96m x 3.75m Leicester LE1 1DH 0116 285 4554 [email protected]

Wardrobe www.jamessellicks.com Landing

Breakfast Landing Hall Kitchen Bathroom 6'7 x 6'4 16'8 x 7'2 2.00m x 1.94m 5.09m x 2.19m Wardrobe Bedroom 3 14'7 x 13' 4.44m x 3.96m

Bedroom 2 13' x 10'8 3.96m x 3.24m

Ground Floor 1st Floor 2nd Floor Important Notice James Sellicks for themselves and for the Vendors whose agent they are, give notice that: 1) The particulars are intended to give a fair and substantially correct overall description for Made with Metropix ©2014 the guidance of intending purchasers and do not constitute part of, an offer or contract. Prospective purchaser(s) and lessees ought to seek their own professional advice. 2) All descriptions, dimensions, areas, reference to condition and if necessary permissions for use and occupation and their details are given in good faith and believed to be correct. Any intending purchaser(s) should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each ofthem. 3) No person in the employment of James Sellicks has any authority to make or give any representation or warranty, whether in relation to this property or these particulars, nor to enter into any contract relating to the property on behalf of the Vendors. 4) No responsibility can be accepted for any expenses incurred by any intending purchaser(s) in inspecting properties that have been sold, let or withdrawn.

Measurements and Other Information All measurements are approximate. Whilst we endeavour to make our sales particulars accurate and reliable, if there is any point which is of particular importance to you, please contact this office and we will be pleased to check the information for you, particularly if contemplating travelling some distance to view the property.

J284 Ravensworth 01670 713330