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"**A Charming Victorian House **Full of Character and Beautifully Presented **Open Plan Dining Kitchen with Seating Area **Sitting Room **Dining Room **Cellar Workshop **Four Bedrooms inc. Master En Suite **Bathroom **Pretty Garden **One ORP Space & Stores

General A beautifully presented Victorian house in the heart of Kibworth. St Arvans is a charming property full of period character. The accommodation briefly includes on the ground floor, an elegant sitting room with wood burning stove, a fashionable open plan dining kitchen and seating area with oak boarded flooring, a large utility room and cellar workshop. There are four bedrooms spread over the first and second floors with an en suite to the master and a family bathroom. Outside, there are pretty landscaped gardens, useful stores and an off street parking space.

Location The property is located in the highly regarded village of Kibworth Beauchamp. There is an excellent range of facilities including two health centres, dentists, churches, public transport, shops, restaurants, sports clubs tennis, football, cricket, golf and bowls , a nursery, pre schools, a Primary School Ofsted ranked Outstanding and High School. The village is also within easy reach of some of south Leicestershire s most attractive countryside. There are more comprehensive amenities in Market Harborough to the south and Leicester to the north and mainline train services are available from both of these locations. The journey time from Market Harborough station to London St Pancras International is approximately one hour.

The House The accommodation is arranged over three floors as follows. Front door opening into the reception hall.

Reception Hall An impressive introduction to the house. There is engineered oak board flooring, coving to the ceiling and central heating radiator with a lattice cover.

Sitting Room 4.57m into bay x 3.51m 15 into bay x 11 6 An elegant room, the focal point of which is the fireplace with wood burning stove and a beautifully crafted panelled cupboard to the side. Central heating radiator.

Dining Room 4.45m x 3.48m 14 7 x 11 5 The dining room opens directly into the kitchen, creating a wonderful open plan living area with a depth of 27 3 . In the dining room there is engineered oak boarded flooring, an open fireplace and cornicing to the ceiling.

Dining Kitchen 4.80m red to 3.45m x 3.68m 15 9 red to 11 4 x 1 The kitchen is fitted with a stylish range of base and wall cabinets with polished quartz work surfaces with a large central island with breakfast bar and inset sink unit with mixer tap. There are a generous range of high end integrated appliances including a Neff induction hob, two Neff ovens one of which is a combi microwave with a warming drawer and a full height larder fridge. There is a lovely sitting area with French doors opening onto the garden.

Utility 4.01m x 2.26m 13 2 x 7 5 There is a bank of fitted cupboards matching those in the kitchen with lots of storage space and an integrated full height freezer. Back door to the garden.

Cellar Workshop 3.78m x 3.48m 12 5 x 11 5 There is a flight of stairs from hall to the cellar workshop. Central heating radiator.

On The First Floor Stairs rise from the reception hall, via a half landing to the main landing.

First Floor Landing Opening off the landing are doors to the bedrooms and family bathroom. There is a further flight of stairs rising to the second floor.

Master Bedroom 3.66m x 3.48m 12 x 11 5 A charming room with central heating radiator and door to en suite.

En Suite Double shower enclosure with rainfall shower, low flush lavatory and pedestal wash hand basin. Central heating radiator.

Bedroom Two 4.65m max x 3.81m max 15 3 max x 12 6 max A good sized double bedroom with a pretty ornamental cast iron fire surround. Central heating radiator.

Bedroom Three 3.81m max x 3.45m max 12 6 max x 11 4 max There is a fitted wardrobe and period ornamental cast iron fire surround, coving to ceiling. Central heating radiator.

Bathroom Traditional suite comprising a panelled bath with shower over, low flush lavatory and wash hand basin. Central heating radiator.

On The Second Floor The second floor is currently used as a home office and sitting room but there is potential to use this space as a bedroom, although the ceiling height is reduced.

Bedroom Four 4.17m x 3.30m 13 8 x 10 10 A very interesting room with roof light and hatch to roof space. Second measurement 5 7 measured to 5 eaves height .

Study Area 3.20m x 3.28m 10 6 x 10 9 First measurement includes staircase. Second measurement 5 7 to 5 eaves height .

Outside Along the front of the house is a manicured hedge and wrought iron gate opening into the front garden where there is a lavender border.

Car Parking Space There is a car parking space opening onto Buller Street. Gate to the rear garden.

The Main Garden The main garden is beautifully landscaped with a raised terrace adjoining the house, together with a sheltered seating area. The garden is lawned with pretty well established flower and herbaceous borders. There are two useful stores. A stoned path leads from the house to a gate opening onto the parking space.

Council Tax Band Harborough D.C. Tax Band D.

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