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"Oakham 2.5 miles , Uppingham 5.5 miles , Stamford 13.5 miles Market Harborough 20 miles Train to London St Pancras 60 minutes Peterborough 27 miles Train to London Kings Cross in approx. 50 minutes . All times and distances are approximate.

SITUATION

Braunston is a picturesque village nestled within Rutland s beautiful countryside, yet with essential amenities close by in the renowned market town of Oakham, just 2.5 miles away.

The popular Blue Ball pub serves hearty meals and local ales in a welcoming setting, and the thriving village hall hosts weekly activities and regular social events. Braunston is well known for its many walking routes throughout the surrounding countryside, and nearby Rutland Water provides further opportunity for outdoor activities such as cycling, fishing, sailing, and birdwatching.

Golf enthusiasts have several courses to choose from, including Rutland Water Golf Club, offering scenic lakeside fairways, and Luffenham Heath Golf Club, a championship course.

Excellent primary and secondary education options can be found in Oakham, Uppingham and Stamford. For commuters, direct trains to London are available from Peterborough, Market Harborough and Corby. Offering a seamless blend of country life and modern convenience, Braunston in Rutland is a truly idyllic place to call home.

DESCRPITION

Tucked away in the sought after village of Braunston in Rutland, The Ashes is an elegant, thoughtfully updated home, offering a seamless blend of beautiful craftsmanship and modern convenience. Set within manicured gardens and overlooking sweeping Rutland countryside, this property presents an exceptional standard of rural living.

A covered oak framed entrance porch with Terracotta tiling opens into a wide hallway laid with engineered wood flooring. To the right, a well appointed downstairs WC is positioned off the entrance. The main staircase rises from the hall, accompanied by practical understairs storage. To one side, double doors lead into a generous living room, complete with a wood burning stove set on a slate hearth, built in bookcases and hardwood floors, with a further set of double doors opening onto the garden dining terrace.

At the heart of the home lies a striking open plan kitchen, living and dining space, designed for both everyday family life and entertaining. Underfoot, natural slate tiling complements bespoke cabinetry, with marble quartz worktops and a sleek island breakfast bar creating a timeless and functional cooking environment. The kitchen is comprehensively equipped with integrated appliances including a Rangemaster oven with induction hob, a dishwasher, a double Belfast sink by Villeroy & Boch with built in incinerator, and a Fisher & Paykel fridge drawer subtly housed beneath the island. A wine fridge and larder cupboard provide further storage, while bifold doors are fitted with an electrically operated discreet flycreen that open effortlessly to the garden, allowing for true indoor outdoor living.

A separate utility room off the kitchen offers additional storage, a second sink, and a water softener. Beyond this, a further well planned utility area boot room, with washer, dryer, and a practical dog shower benefits from wood effect tiling, a large storage room, and external access to the side elevation.

A formal Dining Room has been re purposed as a peaceful office, that enjoys a bay window overlooking the driveway and wooden floors underfoot, while the adjoining garden room is filled with natural light from its large window and twin skylights above. French doors open onto a sheltered outdoor seating area, further enhancing the indoor outdoor connection.

Upstairs, the principal bedroom suite offers tranquil views across the garden and countryside beyond, featuring a walk in wardrobe with fitted chest of drawers and dedicated shoe storage. The en suite bathroom includes both a bath and separate shower, with a vanity unit and beautiful tiled finishes.

Two guest bedrooms to the front of the property are each fitted with wardrobes, while a fourth bedroom enjoys open views to the garden and countryside, custom shelving and fitted wardrobes, with its own en suite shower room. A stylish family bathroom is positioned off the landing, with a shower and bath. A linen closet and a large loft area provide additional storage, completing the first floor.

Outside, the south facing garden has been landscaped with a series of distinct spaces. Lawns are bordered by herbaceous planting, planting, including laurel, ilex crenata and hornbeam, with established plum and apple trees adding both beauty and serenity. Two separate dining terraces offer flexible options for alfresco entertaining, while a wooden pergola draped in wisteria creates a charming space for relaxed evenings. There is an ample level area at the bottom of the garden for a summer house or dedicated work from home office. Beyond the garden, uninterrupted views of the rolling Rutland countryside frame this exceptional home.
For those seeking timeless style, practical living and a truly special setting, The Ashes offers an outstanding opportunity in the heart of this desirable Rutland village.


GENERAL REMARKS

Services
Mains water, electricity, and drainage are connected. Oil central heating. None of the services have been tested by the agents.

Fixtures and Fittings
Only those mentioned in these sales particulars are included in the sale. All others, such as curtains, light fittings and garden ornaments, are specifically excluded but may be available by separate negotiation.

Statutory Authority
Rutland County Council

Council Tax
Band F

Rights of Way, Easements, Way Leaves
The property will be sold subject to the benefit of all existing rights, both public and private including rights of way, supply of drainage, water abstraction, electricity supplies and other rights, covenants, restrictions and obligations, quasi easements and all wayleaves, whether referred to or not.

Plans Areas and Schedules
The plans and associated acreages have been prepared for illustrative purposes and their accuracy cannot be guaranteed.

Tenure
Freehold

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

Directions
For those using GPS navigation, inputting the postcode LE15 8QX will guide you directly to the property. Please note that mobile signal strength can vary in rural areas, so it s advisable to have a physical map or written directions as a backup.
As you arrive in the village on the Oakham Road, proceed onto High Street which then becomes Knossington Road, follow the road and The Ashes can be found on the left, number 20.

If you re traveling from further afield, Oakham is accessible via the A606 and A6003 roads. Upon reaching Oakham, follow the directions above to reach The Ashes in Braunston.


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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