Location

The Hambleton peninsula juts out into Rutland Water, a man-made reservoir, maintained by Anglian Water, that was created in 1975 by the damming of The Gwash Valley. The ridge of land that marked the tide line is the Hambleton peninsula, which is a unique slice of Rutland countryside almost entirely surrounded by the beautiful Rutland water.

The peninsula is highly sought after and is a mecca for wildlife, particularly birds, being a tranquil and undisturbed slice of rural England. Rutland Water also provides stunning walks, sailing and fishing.

Hambleton village is a charming and picturesque collection of pretty cottages, with some larger period and modern properties. The Finch's Arms is well known within the village, whilst the county market town of Oakham, is just over 3 miles away and provides for all ones day to day shopping requirements.

Further afield, Stamford, Uppingham, Market Harborough, Leicester and Peterborough provide for more extensive shopping, leisure and entertainment.

The area is renowned for its exceptional schooling with Oakham, Uppingham and Oundle all within striking distance.

Description

The Collyweston stone and slate property has 17th century origins and offers an extensive and versatile mix of well-arranged and proportioned accommodation. The property combines period grace and features together with ancillary office and annex accommodation, outbuildings and garages, all within landscaped gardens with an adjoining paddock, totaling approximately 7.2 acres.

Orchard House is heaped with period features, like exposed timbers, mullioned windows, stone flagged floors and beautiful fireplaces among other features, with comfortable room proportions.

Access to the house is from Lyndon Lane, where a gated private driveway leads to the house and its outbuildings and garages. Approached to the south side of the house, there is ample parking for several vehicles.

Main House
The front door leads into an impressive stone flagged reception hallway, with attractive oak staircase and fitted bookcases, with a cloakroom/wc to the rear.   

To the right, the formal dining room offers fantastic entertaining space, encased in wooden panelling and with an attractive open fireplace. Across the hall, the dual aspect drawing room overlooks the gardens, with a stone fireplace and French doors that open to the west facing garden terrace, with spectacular views of the gardens and Rutland Water.

Leading off the hall to the left is the Living Room, a cosy yet spacious reception room with flagged stone flooring, fireplace with wood burning stove and exposed ceiling timbers. A window seat is a comfortable spot from which to take in the front gardens views, whilst a useful storage room adjoins.

The kitchen flows from the living room providing an open plan kitchen/breakfast room, with views over the gardens to Rutland Water in the distance. There is also a convenient secondary entrance lobby, which is well-placed for entering the house from the car parking, and a separate utility room off the kitchen.

The kitchen/breakfast room forms the central heart to the house, with plenty of space for informal family gatherings and entertaining. The handmade wooden kitchen has a range of cabinets and a double oven Aga, with a useful pantry for additional storage. The kitchen/dining room overlooks the private terrace to the rear of the property, with French doors creating the perfect place for entertaining and family life.

The oak staircase rises to the first floor galleried landing with substantial timbers, which provides access to the three first floor bedrooms and three bath or shower rooms. A further staircase rises to the second floor fourth bedroom.

The landing splits with the principal bedroom wing, comprising a generous dual-aspect bedroom, with built-in wardrobes, and a bathroom, with bath and separate shower, to one side of the landing. Across the landing is the family bathroom along with bedrooms two and three, which has an en suite bathroom of its own. Most rooms have westerly views of Rutland Water over the gardens. Bedroom Four is located on the second floor, with elevated views of the wrap around gardens and grounds.

Gardens & Land
Orchard House sits centrally within the grounds with landscaped gardens on all sides with specimen trees, well stocked borders and beds, and lawns. A wide flagged terrace, ideal for entertaining, afternoon and sunset views, adjoins the house along the length of its western aspect.   

To the front (east) and side (north) of the house the gardens are divided by a mix of walls, yew hedgerows and topiary between formal and less formal lawned areas and kitchen gardens, from which an arched pergola and paved pathways frame Rutland Water and the sensational formal gardens, which lie principally to the west of the house, with a fruit orchard at the western end of the garden.

Adjoining the gardens to north is a large ring-fenced paddock, with gated entrances from Lyndon Lane and from within the gardens. The paddock has a water supply. Grazed by a local farmer annually, there are mown pathways through the field to a bench, with a favoured view over the house to Rutland Water.

The gardens, grounds and paddock are private and extend to approximately 7.2 acres in total.

Orchard House benefits from a fantastic array of outbuildings, providing dry storage in beautifully constructed brick and timber clad buildings. An Oil Barn, with wine store, two double carports, storage barn and vehicle store with direct access onto the lawn to the rear, open into a gravelled courtyard, all provided with power.

Cottage & Outbuildings:
The Cottage provides secondary accommodation, with two double bedrooms and a family bathroom on the ground floor and, at first floor, a sensational open plan kitchen/dining/sitting room with glazed gable, within which French doors open onto a balcony looking straight out over Rutland Water.

The Cottage is currently used as a holiday let but could also be used as a longer term let if required.

There are two additional ground-floor multi-functional rooms, and a family bathroom with separate entrance, which have been used as home offices and also have French doors to the garden. All enjoy the sensational water views.