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37.43 acres, Belton Farm, College Farm Road, Belton in, Oakham, Rutland
For Sale - Offers Over £1,500,000

  • Compact Estate in Unique Setting
  • Around 37.43 Acres
  • Substantial Detached Farmhouse
  • Planning Permission to Extend
  • Beautiful Surroundings
  • Sporting Rights Included
  • Additional 9.74 Acres by Separate Negotiation

The Property
Belton Farm is a superb country holding and thriving business extending to around 37.43 acres in all in a beautiful setting in picturesque Rutland countryside. The property encompasses a three bedroom farmhouse with manageable gardens and planning permission to extend, grassland and woodland along with a range of outbuildings and outstanding equestrian facilities. The free range egg production business has contracts that can be continued by the purchaser if desired. The property has huge scope for a lifestyle business opportunity, and further land may be available subject to separate negotiation.

Belton Farm is positioned to benefit from wonderful peace and privacy yet easy access to surrounding towns and villages. The property benefits from private direct access to a vast network of bridleways and footpaths.

The Farmhouse
Accommodation in Brief
Entrance Hall | Sitting Room | Open Plan Kitchen/Dining Room | Utility | Garden Room | Study | WC | Store/Gun Room | Principal Bedroom Suite | Two Further Double Bedrooms | Family Bathroom

Garage | Parking | Garden | Orchard | Greenhouse

The farmhouse is set in a central position within the land. Built in 2004, the farmhouse has a traditional appearance yet all the benefits of modern construction and efficiency. The building is of timber frame construction clad with handmade bricks and clay peg tiles and provides around 2,222ft² of accommodation over two floors. Planning permission is in place for extensions to bring the accommodation to around 4,235ft².

The property is beautifully presented and features quality workmanship along with an impressive finish including Belgian limestone and engineered oak board flooring to the ground floor, and wet underfloor heating both upstairs and down.

The front door opens to the entrance hall with access to the principal living accommodation, stairs to the first floor and a store/gun room to one side. The sitting room is filled with natural light from a triple aspect with views to the paddocks and garden. A multi-fuel Morsø stove in an inglenook fireplace provides a cosy focal point. Across the hall is the fantastic open plan kitchen and dining room, which is the warm heart of the home. The country style kitchen mixes traditional elements with contemporary touches and has a fine range of wall and floor units along with an expansive central island with space for casual dining. Appliances include a Rangemaster cooker with extractor over and dishwasher with space for large fridge freezer. The dining area has ample space for a dining table and chairs. The kitchen is supplemented by a utility room with additional sink and storage, a washing machine, separate WC and onward access to a useful home office/study. Double doors lead from the dining area to the wonderful garden room, where a Morsø wood burning stove ensures year round use for relaxing and entertaining.

Stairs rise with a half turn at landing level to the first floor. The principal bedroom suite is dual aspect and benefits from a walk-in wardrobe and an en-suite bathroom comprising bath, separate shower, wash hand basin set on a vanity unit, WC and bidet. There are two further double bedrooms, one to the front elevation and the other to the rear. The bedrooms are served by the family bathroom.

Planning Permission
Planning permission is in place an additional first floor double bedroom and a single storey side extension that will wrap around to the rear of the farmhouse and can be either self-contained or incorporated into the main house. This will increase the ground floor living space by around 70% and could offer multi-generational living or annexe accommodation. Rutland County Council Planning Ref. 2019/0663/FUL.

The farmhouse is approached up a long driveway and the farmyard has parking for a good number of vehicles. A five-bay garage offers huge practicality. The bays are generously deep and wide and accommodate 4x4 cars with ease. There is lighting, power and water to the garage and all doors are roller electric opening. A log store sits to one end., whilst at the other end is an external staircase to a landing platform with access to the floored attic space. This is undeveloped but could be developed into use as office, leisure or other ancillary accommodation, subject to the necessary consents.

To the front of the house are two raised beds with box hedging surrounding shrub roses. To the rear of the farmhouse are areas of lawn, a small vegetable area and a substantial greenhouse. Behind the garage there is an established orchard planted with a variety of fruit trees including apple, pear, plum, peach and quince.

The Land
The land is made up of grassland and established woodland. Around 15 acres of the grazing land is fenced into paddocks with water supply. This land is currently used for grazing horses. Further grassland of around 25 acres is used for mowing and sheep. The remainder has been planted with native tree species over the last 18 years and most of these wooded areas are now well established.

Equestrian Facilities
A large airy barn measures approximately 105’ x 45’ and comprises six internal stables with Equimat rubber mats. A smaller stable (9’ x 12’) currently acts as a feed room, with a further stable (16’ x 12’) providing storage. A horse wash bay area has rubber matting, a hot horse shower and solarium, whilst a Portakabin has an alarmed tack room, WC, storage, water, plumbing for washing machine and tumble dryer. There are two shipping containers providing secure storage, adequate space for hay and bedding and parking for a horse box.

A fantastic five horse Monarch Equestrian Walker is situated to the rear of the barn. This deluxe facility measures 36’ in diameter.

The 60m x 30m arena features 125mm of silica sand and “turf float” plus hair fibre surface from Equestrian Direct and has a high post and rail fence surround. Several arena mirrors are mounted around the perimeter.

There are several paddocks with post and rail fences, all with water supplies. The property benefits from its own private access to a vast network of bridle paths making for phenomenal hacking for the leisure rider or for fittening sport horses up long steady hills. There are all weather gallops within 15 minutes hacking, and for the competitive rider there is good road access to leading competition venues such at Vale View, Keysoe and Arena UK.

The barn, horse walker, arena and paddocks will be hugely desirable to parties with an equestrian interest.

The Business
There are two Harlow poultry houses which are currently used for free range egg production, housing 20,400 hens to Lion Code and RSPCA Freedom Food approved standards. The current egg contract can continue with the purchaser if so desired.

The Harlow sheds could have alternative uses; for example one would lend itself to further equestrian stabling. The smaller shed could lend itself to light industrial use, subject to the necessary consents. Both sheds benefit from power and water.

The land is registered for Basic Payment purposes and The Entitlements are included within the sale. These will be transferred to the Purchaser(s), at a cost payable by the Purchaser(s).

There are currently 13.99 units, and more may be available. Current Basic Payment is approximately £3,000 per annum. There are two holdings with this property and both are to sell, either separately or as a whole.

Additional Land by Separate Negotiation
In addition to the main property, a further 9.74 acres may be available by separate negotiation. This land, known as Goose Pastures, comprises grazing land adjoining the rest of the farm land. Goose Pastures has no Entitlements included in the sale.

Sporting & Mineral Rights
The mineral and manorial rights including sporting rights are included in the sale.

Wayleaves, Easements & Rights of Way
No wayleaves or easements are known other that a sub-metered water supply to the neighbour, and Western Power electricity cables. There are no public rights of way affecting the holding.

Agents Notes
Belton Farm is subject to an Agricultural Occupancy requirement. For further information contact the selling agent.

Severn Trent Water have a buried water pipe at the top of the property and have a right of access over the property to carry out maintenance.

Local Information
Rutland is the smallest County in England and without a doubt one of the prettiest. It is a largely rural area dotted with desirable and sought-after villages. The village of Belton in has a public house, a pre-school, village hall and a Secret Garden for the community. Around 10 miles from the farm is Oakham, the county town of Rutland, which has a twice weekly market, several supermarkets and a good selection of independent shops. A train station links to the cities of Leicester and Peterborough. The town of Uppingham is even closer and has a range of amenities including a doctors’ surgery, dentist and plenty of independent shops. There are both state and independent schools in Uppingham and Oakham.

For the outdoor enthusiast, Rutland Water is close by where there is walking, bird watching, cycling, fishing and sailing. There is an excellent selection of restaurants in the area; leisure and tourism is one of the key features of Rutland.

The larger towns of Stamford and Market Harborough are both within easy reach. Direct trains to London from Market Harborough and Kettering take about 1 hour. East Midlands Airport and Birmingham Airport are both around 1 hour away.

Approximate Mileages
Uppingham 5.0 miles | Oakham 9.4 miles | Market Harborough 14.9 miles | Stamford 16.3 miles


Property Ref.tMiu9uQp. The information about this property is an advertisement displayed on our website by the agent referred to above. This advertisement does not comprise property particulars. AMC does not warrant its accuracy or completeness or the accuracy or completeness of any linked or associated information. Please see website terms of use