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"Beeches is one of only a small number of properties in Saddington that enjoy the truly spectacular south facing views across the Welland Valley and over Saddington Reservoir. Having only changed hands twice since it was built in 1963, its sale represents a unique opportunity to purchase a wonderful family home, immaculately presents yet still offering further potential for extension, subject to all necessary consents, being positioned on a generous plot of around 1/3 acre.

SITUATION
Saddington is one of south Leicestershire's sought after villages, set within some of the area's most attractive, rolling countryside. The surrounding area boasts various woods and spinneys and offers extensive walking and equestrian opportunities, with a riding stables and livery situated in the village itself.The property particularly benefits from its proximity to Saddington Reservoir where there is a wide range of outdoor pursuits on offer, including a sailing club, whilst there are a number of excellent local restaurants and pubs in the surrounding villages and market towns. The village itself offers a well-regarded public house which also benefits from stunning views over the reservoir from its gardens whilst the church provides a further 'center' for an active village community. The nearby village of Kibworth Beauchamp provides a range of boutique shops and cafes as well as day to day facilities including doctors surgery's, dentists, a supermarket and sports clubs including tennis, golf, bowls and cricket. Market Harborough, approx. 7 miles away, has a Waitrose as well as superb shopping with independent boutiques, a theatre, bars / restaurants and leisure facilities including a swimming pool. The primary school in the neighbouring village of Kibworth Beauchamp was rated 'Outstanding' by Ofsted at its latest inspection, with the high school extremely well regarded and rated 'Good' with outstanding aspects by Ofsted. Leicester Grammar School and Stoneygate Prep schools are located in the nearby village of Great Glen whilst there is Grammar schooling also at Lutterworth and Loughborough. Further preparatory schooling is at Bilton Grange with several public schools of renown in the area at Rugby, Oakham, Uppingham and Oundle. Transportation links from Saddington are superb, with the village being in easy reach of the M1, M6 and A14(M). Both London as well as Birmingham are therefore easily accessible via road, with East Midlands Airport approx. 40 miles to the north (M1 Junction 24) with Luton Airport (M1 Junction 10a) and Birmingham Airport (M42 Junction 6) also within comfortable reach. Additionally, Market Harborough station has a direct service to London St Pancras from 55 minutes whilst Rugby train station offers services to London Euston from 48 minutes.

DESCRIPTION
Beeches has been renovated in recent years to a high standard and was designed or has been adapted to make the most of the spectacular views over the garden, to the reservoir and beyond. The house is entered via a generously sized entrance hall that gives way to the dual aspect sitting room, with views to the rear and doors opening directly onto the large rear patio. The accommodation then continues to flow through the dining room, with deep, oversized windows looking out to the rear, with another door onto the patio, and continues on to the well fitted kitchen, again with windows taking full advantage of the rear views across the garden, reservoir and countryside beyond. A large utility room and w/c complete the ground floor accommodation. To the first floor, the large and bright landing area gives way to four generously sized double bedrooms and a large well fitted bathroom. Stairs lead up to the second floor where a further double bedroom can be found looking out over the rear aspect.

GARDENS & GROUNDS
To the rear is a large, approx. 200sqm natural slate patio, perfect for entertaining which extends across the full width of the plot before giving way to the spectacular south facing gardens. Having been open to the public and gardening clubs on numerous occasions, there are lawns, extensive flower beds, productive fruit and vegetable plots and numerous specimen trees, shrubs and a vast array of plants that produce, colour, interest and enchantment, throughout the year. The properties impressive frontage has a 'D' shaped "in-out" drive with attractive block paving, allowing parking for numerous vehicles, with mature trees and flowers beds completing the attractive entrance way. There is a large double garage to the left of the house and double gates to the right which give access to a generous side plot containing a high specification 'Hartley' greenhouse, and a bespoke garden shed.

GENERAL INFORMATION
Services: Mains electricity, water and gasLocal Authority: Harborough District CouncilCouncil Tax Band: FTenure: FreeholdEPC Rating: D

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