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"Leicester 6.5 miles HST to London St Pancras, Market Harborough 10 miles HST to London St Pancras . All distances approximate

Situation
Newton Harcourt is a delightful small village with excellent connections to Leicester and Market Harborough via the A6 and within reach, some of the prettiest countryside in the county. There are some good walks in and around the village, which lies in the valley of the river Sence and is situated on the Grand Union Canal which stretches from Birmingham to London. The village is also within walking distance of the historic Wistow Estate where there is a magnificent house and rural centre with various speciality shops. Shopping facilities are in the nearby village of Great Glen, which offers a great range of everyday facilities, including a post office village store, public houses, doctors surgery, hairdressers, library and mini market. Education in the area is well catered for with St Cuthbert s Primary School, Stoneygate Preparatory School, Leicester High School for Girls and Leicester Grammar School. Uppingham, Oakham and Spratton schools are also within easy travelling distance.

The town of Market Harborough contains a comprehensive range of shops, commercial centre, theatre, leisure centre and golf club. The city of Leicester contains an extensive array of commercial and leisure amenities and thriving shopping centres. Water sports are available at Rutland Water and Pitsford Reservoir. Communications in the area are excellent. The East Midlands motorway network is nearby. The M1 Junction 21 and the M69 are about 7 miles to the west, both connecting to the M6 giving access to Birmingham, Coventry and Nottingham. The A47 is about 5 miles to the north providing a direct route to Peterborough. A main line rail link between Leicester, Market Harborough to London St. Pancras takes just over one hour. International air travel is available at East Midlands Airport, Birmingham, Stansted and Luton.


The Property
Set behind a sweeping gravelled driveway, within beautifully established and secluded grounds, gardens and woodland, Manor Cottage is a Grade II Listed home set in an idyllic location. The cottage and its associated ancillary accommodation offer the opportunity for much versatility or multi generational living. The cottage is a medieval building incorporated into later construction. Its neighbouring stone store building is thought to be the one surviving manorial remnant from the time of the de Harcourt family in the 13th Century.

Accessed from the village lane and hidden from the roadside, the gravelled driveway meanders towards the cottage reaching the gravelled driveway with ample parking on the driveway and courtyard with additional undercover parking area.

The main house itself is cosy, yet practical with a welcoming entrance hall leading to the various rooms which feature a well equipped galley kitchen with much natural light and larder. The dining room with wonderful garden views and a set of French doors opening onto the rear terrace. Furthermore, is a useful snug home office. The sitting room with its impressive proportions as well as leaded windows through which are wonderful views of the courtyard garden and large woodburning stove set within an original inglenook style fireplace showcasing the former bread ovens.

The first floor accommodation is accessed via the main staircase or the winding rear staircase located in the main sitting room. It offers two double bedrooms with exposed beams and quaint views of the surrounding grounds and furthermore, a well appointed bathroom, and dressing room which could be used as an additional bedroom. The cottage has planning permission in place to extend. Please enquire with the agent for further information.

Four further dwellings are located in the former stable block to the Manor House. They offer much opportunity to be redeveloped, subject to consents and are currently set out as follows

Drying Green Cottage comprises open plan living dining accommodation with woodburning stove, kitchen, with two double bedrooms to the first floor and bathroom.

Pump Cottage a ground floor studio apartment with kitchen space and bathroom.

Stable End a studio apartment with ground floor utility and first floor living accommodation.

Studio Cottage a two bedroom cottage with dining area, bathroom, kitchen and first floor sitting room with wonderful views of the grounds.

Outside
Manor Cottage and its ancillary accommodation sits in grounds of approximately 13 acres, with an additional 6 acres of woodland which abuts the canal. The setting provides a variety of lovely areas to enjoy the garden and some superb views across the paddock land. The gardens have been thoughtfully landscaped by the current owners, each area having its own charm. Pathways meander through the grounds connecting to the delightful woodland area. The gardens to rear of the cottage are in the main laid to lawn with a south westerly aspect and provide access to the sheltered kitchen garden. An attractive lawned walled garden is set between the Cottage and the ancillary accommodation and features box parterre infilled with topiary and perennials. The grounds and gardens in all total 13 acres.

General Remarks

Viewing
The property may only be inspected by prior arrangement through King West. Tel .

Council Tax Band
House E
Drying Green Cottage & Studio Cottage C
Pump Cottage & Stable End A

Services
Mains water, and electricity are connected. Private Drainage system. None of the services have been tested by the agents.

Local Authority
Harborough District Council

EPC Rating
Manor Cottage Exempt
Cottages Flats E

Important Notice
King West, their joint Agents if any and clients give notice that
1. These property particulars should not be regarded as an offer, or contract or part of one. You should not rely on any statements by King West in the particulars, or by word of mouth or in writing as being factually accurate about the property, nor its condition or its value. We have no authority to make any representations or warranties in relation to the property either here or elsewhere and accordingly any information given is entirely without responsibility.
2. The photographs, videos and or virtual tours illustrate parts of the property as were apparent at the time they were taken. Any areas, measurements or distances are approximate only.
3. Any reference to the use or alterations of any part of the property does not imply that the necessary planning, building regulations or other consents have been obtained. It is the responsibility of a purchaser or lessee to confirm that these have been dealt with properly and that all information is correct.
4. All dimensions, descriptions, areas, reference to condition and permission for use and occupation and their details are given in good faith and are believed to be correct, but intending purchasers should not rely upon them as statements of fact but must satisfy themselves by inspection or otherwise as to the accuracy of each item.
5. King West have not tested any services, equipment or facilities, the buyer or lessee must satisfy themselves by inspection or otherwise.
6. MONEY LAUNDERING REGULATIONS Intending purchasers will be asked to produce satisfactory proof of their identification, address and source of funds at the point any sale is agreed in order to comply with The Money Laundering, Terrorist Financing and Transfer of Funds Information on the Payer Regulations 2017. King West asks for your co operation in this regard.
7. These particulars should not be reproduced without prior consent of King West. May 2025.



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