A CHARMING COTTAGE IN A DISCREET EDGE OF VILLAGE POSITION, CONVENIENT FOR STAMFORD, OAKHAM AND WATER the small barn, 1 hall close, empingham, oakham, rutland, le15 8pe the small barn, 1 hall close, empingham, oakham, rutland, le15 8pe Entrance hallway w Sitting Room w Dining kitchen w Bedroom w Bathroom w Detached garage w Private parking w Enclosed garden

Mileage Stamford 5 miles (rail services to & ) w Oakham 6 miles w Peterborough 19 miles (rail services to Kings Cross from 51 mins)

Accommodation A charming one bedroom cottage located on the south-western edge of Empingham, less than a mile along footpaths from and its Beach Car Park, The Small Barn was converted in 1987 and has been owned by the seller ever since. The cottage offers well laid out accommodation comprising a full width sitting room with open fireplace and French doors opening to the mature and enclosed east facing garden; a dining kitchen, double bedroom and bathroom. Across the private lane, a detached brick garage (with the look of a cottage itself) has private parking to its front. An easy ‘lock up & leave’ dwelling, The Small Barn has been a much loved principal home, but is also ideal as a holiday cottage or investment. Situation Empingham is a Conservation Village almost midway between the market towns of Stamford and Oakham, to which there are bus services. The village supports an active community with a well-thought of village shop and primary school, along with a doctor’s surgery and public house. There are cricket and bowls clubs too, whilst Rutland Water is less than a mile from the village where one can enjoy sailing, bird watching, fishing, windsurfing or fine walks, among many other activities and interests. Services: Mains water, electricity and drainage. Oil fired central heating. Local Authority . Council Tax band C. Fixtures and Fittings The curtains, carpets and light fittings, together with the washing machine, are included in the sale. Tenure The property is for sale Freehold with vacant possession available on completion. Energy Performance EPC rating: E. A copy of the full Energy Performance Certificate is available upon request. Garage Viewing All viewings will be accompanied and are strictly by prior arrangement through Savills Stamford Office. T 01780 484696 Date of Photography & Particulars: July 2018. Agents Note: We wish to inform prospective buyers that the seller is a relative of a Savills employee. Gross Internal Area (approx) = 67.7 sq m / 729 sq ft Garage = 13.9 sq m / 150 sq ft Total = 81.6 sq m / 879 sq ft

Garage 5.35 x 3.20 Bedroom 17'7 x 10'6 Dining Room Kitchen 3.96 x 3.22 3.38 x 2.15 3.38 x 2.25 13'0 x 10'7 11'1 x 7'1 11'1 x 7'5 Sitting Room 5.22 x 3.63 17'2 x 11'11

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Savills Stamford 9 High Street St Martins, Savills, their clients and any joint agents give notice that: 1. They are not authorised to make or give any representations Stamford, PE9 2LF or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or [email protected] otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any 01780 484696 areas, measurements or distances are approximate. The text, images and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services,equipment or facilities. Purchasers must satisfy themselves by savills.co.uk inspection or otherwise. 180710JA Brochure by floorplanz.co.uk