Main Street, Ayston, Uppingham, Rutland

An exceptional opportunity awaits to acquire a remarkable period residence with large gardens, a range of outbuildings and a swimming pool set on the edge of the picturesque hamlet of Ayston, just moments from the historic market town of Uppingham.

Enjoying views over adjoining countryside, the Grade II Hall Cottage is a property of rare charm offering a seamless blend of timeless character and refined contemporary comfort.

Originally part of the grand Ayston Hall estate, the cottage is built of local stone under a Collyweston roof, with tasteful additions from the 19th and 20th centuries. Its interiors have been carefully restored and thoughtfully enhanced by the current owners, preserving authentic period detail while elevating the home for modern country living. Open fireplaces, exposed ceiling beams and roof trusses, elegant York stone floors and traditional column radiators all echo the home’s heritage, while the interiors are finished to a high and sympathetic standard.

The accommodation flows across two storeys as follows:

GROUND FLOOR:
A welcoming Reception Hall leads into a bespoke open-plan shaker-style Kitchen with AGA, seamlessly connected to the Living and Dining Area anchored by an inviting open fire. Conservatory, graced with ceiling-trained grapevines, offers an enchanting spot to relax and take in views over private rear garden, while a generously proportioned Family Room, an impressive vaulted Drawing Room with exposed roof trusses and two WCs complete the ground level.

FIRST FLOOR:
Upstairs, the master bedroom enjoys its own en-suite Shower Room, complemented by five further well proportioned Bedrooms. A Family Bathroom with freestanding roll-top bath and separate shower, alongside an additional Shower Room, ensures both comfort and convenience.

GROUNDS & OUTBUILDINGS:
The property’s outdoor spaces are every bit as compelling as the interiors. The private enclosed lawned rear garden creates a serene retreat, complemented by a Swimming Pool with Pool House inviting summer leisure, while a newly installed electric Sauna offers year-round indulgence.

A delightful, secluded Courtyard to the front features a traditional stone Game Larder and Wine Cellar, while a versatile brick outbuilding incorporates an open-plan Utility Area and Gym Area with an attached Store.

Hall Cottage is more than a residence — it is a lifestyle, offering heritage, elegance, and a rare connection to the Rutland countryside. Properties of this calibre seldom come to market, making early viewing essential.

Accommodation -

Ground Floor -

Reception Hall - 5.11m x 4.42m (16'9" x 14'6") - Front entrance door, radiator, York stone tiled floor, fitted cupboard, traditional beamed ceiling, timber staircase leading to first floor.

Wc (One) - White suite comprising low level WC and wash hand basin, York tiled floor, window to Courtyard.

Open-Plan Living Kitchen & Dining Room - 10.39m max x 5.41m into bay (34'1" max x 17'9" int - Superb open-plan, dual aspect living space featuring York stone floor and beamed ceiling and incorporating Kitchen, Living & Dining Area as follows:

Kitchen Area - Tastefully fitted in shaker style with excellent range of good quality, bespoke units comprising granite work surfaces with upstand, inset twin bowl Belfast sink with mixer tap, extensive painted base cupboard and drawer units, two integrated dishwashers, wall mounted cupboards and shelving and matching central island unit with integrated electric oven, 4 ring ceramic hob and further storage. Included in the sale is a gas fired, 3 oven AGA (in black).

Dual aspect windows and double doors lead to Garden Room.

Living & Dining Area - Open fireplace with ornate stone surround and raised hearth, bay window overlooking rear garden, two windows overlooking Courtyard.

Conservatory - 5.33m x 4.22m (17'6" x 13'10") - Timber frame construction on low level brick walls with electric heater, tiled floor, grape vine to ceiling, picture windows overlooking rear garden and French doors opening to paved patio.

Family Room - 5.46m x 4.45m (17'11" x 14'7") - Well proportioned, dual aspect reception room with York stone floor, fitted cupboard (housing Vaillant gas boiler and hot water cylinder) and store, recessed ceiling spotlights, secondary stairs leading to first floor and windows to side and rear elevations.

Wc (Two) - White suite comprising low level WC and wash hand basin, radiator, York stone floor,

Off Reception Hall - Stairs to first landing provide access to:

Drawing Room - 7.67m x 4.95m (25'2" x 16'3") - Stunning triple aspect reception room featuring open fireplace with dressed stone surround and tiled hearth, full height ceiling with exposed roof trusses, three radiators, oak floor, fitted bookshelves to two walls and windows to front, side and rear elevations.

First Floor -

Main Landing - Two fitted cupboards, radiator, uplighter, two Velux windows, doors to Master Suite, Bedroom Two, Bedroom Three, Bedroom Four and Family Bathroom.

Master Bedroom - 6.07m x 5.23m (19'11" x 17'2") - Fitted wardrobes, radiator, recessed ceiling spotights, dual aspect windows to front and rear elevations.

En-Suite Shower Room - 2.21m x 1.24m (7'3" x 4'1") - White suite comprising low level WC, wash hand basin with mixer tap and tiled splashback and shower cubicle with tiled surround. Upright stainless steel radiator, tiled floor, recessed ceiling spotlights, window to front elevation.

Bedroom Two - 4.65m x 3.12m (15'3" x 10'3") - Fitted wardrobe, radiator, recessed ceiling spotlights, two windows providing outlook over rear garden.

Bedroom Three - 3.48m x 3.23m (11'5" x 10'7") - Fitted double wardrobe, radiator, recessed ceiling spotlights, window overlooking rear garden.

Bedroom Four - 4.29m x 3.43m (14'1" x 11'3") - Fitted wardrobes, two radiators, recessed ceiling spotlights, two windows to rear elevation with garden views.

Family Bathroom - 2.62m x 2.44m (8'7" x 8'0") - Stylishly equipped with white suite comprising freestanding roll top bath with mixer tap and hand held shower, separate walk-in shower enclosure with 'P'-shaped tray, tiled surround, deluge shower above and a further wall moiunted, hand held shower, low level WC and wash hand basin with mixer tap set in wall mounted vanity unit with storage beneath.

Upright stainless steel radiator, exposed stonework to part of walls, tiled floor, recessed ceiling spotlights, window to rear elevation.

Secondary Landing - Dual aspect windows, doors to Bedroom Five, Bedroom Six and Shower Room.

Bedroom Five - 4.37m x 2.62m (14'4" x 8'7") - Radiator, recessed ceiling spotlights, window to Courtyard.

Bedroom Six - 3.43m x 2.59m (11'3" x 8'6") - Radiator, window enjoying views over open fields.

Shower Room - 1.85m x 1.60m (6'1" x 5'3") - White suite comprising low level WC, wash hand basin with mixer tap and tiled splashback and shower cubicle with tiled surround. Upright stainless steel radiator, recessed ceiling spotlights, window to side elevation.

Outside -

Rear Garden - To the rear of the property is a large, garden privately enclosed by established hedging and laid mainly to lawn, with inset mature trees and well stocked borders, a pond and paved patio area immediately to the rear of the house.

A gate to side leads to an area of off-road parking for several vehicles.

At the top of the garden there is an outdoor Swimming Pool.

Swimming Pool - 10.08m x 4.39m (33'1" x 14'5") - One of the many features of this property is an open swimming pool with stone tiled surround and cover, screened by high hedging.

Pool House - incorporating:

Storage Area - 3.53m x 2.57m (11'7" x 8'5") - Area housing pool pump, etc. with bi-fold doors facing the swimming pool and internal double doors leading to Sauna.

Sauna - 1.96m x 1.93m (6'5" x 6'4") - Newly installed electric timber sauna with stone flooring.

Games Room - 5.41m x 5.18m (17'9" x 17'0") - Two radiators, terracotta tiled floor, two windows with plantation blinds to front, double doors to Courtyard.

Brick Outbuilding - housing open-plan Gym and Utility and attached Store:

Open-Plan Utility & Gym - 10.31m x 2.64m overall (33'10" x 8'8" overall) -

Utility Area - Utility Area with sink and fitted storage cupboards, space and plumbing for washing machine, space for tumble dryer, radiator.

Gym Area - Stone floor, spotlighting, window and external door.

Store - 2.24m x 1.35m (7'4" x 4'5") - Window and external door.

Courtyard - The charming Courtyard to the front of the house enjoys a high degree of privacy and is partially paved and partially laid to granite setts. The Courtyard features an attractive, octagonal, stone Game Larder and can be accessed via double gates and a hand gate from Main Street.

Game Larder - 3.10m x 3.10m (10'2" x 10'2") - Two windows and external door to Courtyard.

Cellar - 5.23m x 3.15m (17'2" x 10'4") - External double doors.

Services - Mains electricity
Mains water supply
Mains sewerage
Gas central heating

According to
Broadband availability: Standard, Superfast
Mobile signal availability:
EE - good outdoor
O2 - good outdoor
Three - good outdoor
Vodafone - variable outdoor
Results are predictions and not a guarantee.

None of the services, fittings, or appliances (if any) heating installations, plumbing or electrical systems, telephone or television points have been tested by the Selling Agents.

Council Tax - Band H
Rutland County Council, Oakham 01572-722577

Independent Mortgage Advice - Murray, in conjunction with St. James's Place Wealth Management can offer free independent advice whether you buy through Murray Estate Agents or another agent. St. James's Place Wealth Management have access to over 13,000 mortgage products and are able to find the most competitive products from the whole market. Your home may be repossessed if you do not keep up repayments on your mortgage.

N.B. - Interested parties are advised to check with ourselves that these particulars have not been altered or amended in any way since they were issued.

Viewing - By appointment to be made through the Selling Agents please. If you are travelling a long distance please telephone prior to departure to ensure the property is still available and to discuss any particular points which are likely to affect your interest in this property in order that you do not make a wasted journey.

Office Opening Hours - Monday - Friday 9.00 - 5.30
Saturday 9.00 - 12.00

Disclaimer - 1. The particulars are intended to give a fair and substantially correct overall description for the guidance of intending purchasers and do not constitute, nor constitute part of, an offer or contract. No responsibility is assumed for the accuracy of individual items. Prospective purchasers and lessees ought to seek their own professional advice.

2. All descriptions, dimensions, area, reference to condition and necessary permission for use and occupation and their details are given in good faith and are believed to be correct, but any intending purchasers should not rely on them as statements or representations of fact, but must satisfy themselves by inspection, or otherwise as to the correctness of each of them.

3. No person in the employment of Messrs Murray has any authority to make or give any representations or warranty whatever in relation to this property or these particulars or enter into any contract relating to this property on behalf of the vendor.

4. No responsibility can be accepted for any expenses incurred by intending purchasers or lessees in inspecting properties which have been sold, let or withdrawn.

5. It should not be assumed that the property has all necessary planning, building regulation or other consents. Where any reference is made to planning permission or potential uses, such information is given in good faith.

6. The information in these particulars is given without responsibility on the part of the agents or their clients. These particulars do not form any part of an offer of a contract and neither the agents nor their employees has any authority to make or give any representations or warranty in relation to this property.

Money Laundering Regulations 2003

Anti-Money Laundering Regulations came into force in March 2004. These regulations affect estate agents, there will be requirement that Murray's confirm the identity of its seller and buyers.