Claybrooke Magna, Lutterworth, Leicestershire

Handsome Grade II listed farmhouse, attached barn with planning permission for conversion, and two secluded building plots. For sale as a whole or in separate lots.


An exciting opportunity to purchase this handsome Grade II listed farmhouse, attached barn with planning permission for conversion, and two secluded building plots. The land extends to approximately 3 acres, benefitting from unspoiled rural views.

Available for sale as a whole or in separate lots as follows:

Lot 1 - Farmhouse and adjacent barn
Lot 2 - Building plot 1
Lot 3 - Building plot 2

Manor farmhouse
The three storey, Georgian, Grade II listed farmhouse has many original features and delightful character, with great potential for further renovation and development (subject to relevant consents). In total the accommodation extends to circa 5335 sq ft.
The attached barn extends to approximately 1300 sq ft and has planning permission to be converted and extended into a separate dwelling of 1570 sq ft. It might also offer a superb opportunity to create an annexe or auxiliary accommodation to the main farmhouse.

Within the grounds, there are two plots for additional separate dwellings to be built: one with full planning, the second with outline planning. The positioning of these plots is private with minimal impact on the farmhouse.

Ground floor
• An elegant central reception hall with impressive period staircase, and quarry tile floor.
• Attractive, well-proportioned drawing room with a period fireplace and lots of natural light.
• Beautifully proportioned formal sitting room with brick fireplace and original Georgian shell back corner cupboard.
• Dining room with distinctive walk-in inglenook fireplace, and original corner cupboard.
• Good sized study.
• Cloakroom.
• Side hall to Manor Road entrance, outbuildings , extensive parking and side garden.
• Spacious breakfast kitchen with central island, exposed brick fireplace with log burner, stone floors and doors out onto the side garden patio overlooking fields.
• Second adjacent “preparation” kitchen with three oven Aga.
• Rear lobby with cloakroom, storage area and access out to the garden.
• Oak-framed side-porch.
• Large cellar.

First and second floor
• Impressive original staircase leading to the extensive first floor.
• Particularly bright and spacious principle bedroom to the front with en suite bathroom.
• Two additional large bedrooms with plenty of built-in storage.
• Two good sized double bedrooms to the rear with separate staircase access.
• Two bath / shower rooms and separate WC.
• Three large attic rooms on the second floor offering potential for additional bedrooms, offices, dressing rooms.

Grounds
• A new drive from High Cross Road has been constructed to allow for access to the farmhouse and the building plots.
• To the east is the existing drive where there are additional outbuildings.
• The farmhouse benefits from a south facing garden with mature specimen trees, shrubs and orchard.
• To the west is a paddock and spinney extending to circa 2 acres.

Barn for conversion
• Brick built attractive barn extending to approximately 1300 sq ft.
• Adjacent to the property with consent to convert and extend into a separate dwelling of 1570 sq ft.
• Planning ref: 23/00615/FUL
• Subject to planning, there is the potential to explore converting the barn to create auxiliary accommodation for the farmhouse.

Plots 1 and 2
• Plot 1 extends to 7300 sq ft with the benefit of full planning consent – reference - 23/00617/FUL house.
• Plot 2 extends to 11520 sq ft with the benefit of outline permission – reference - 24/101565/OUT.
• Current permission allows for two detached dwellings each with three bedrooms extending to approx. 1500 sq ft each, plus external double garages.
• Good sized plots, separated from Manor Road by high Georgian wall.
• Views across open farmland to the west, well-positioned away from the farmhouse each with private drives off the new access road.
• Full drainage has been installed for each plot.

Situation
Claybrooke Magna is a charming Leicestershire village with many historic properties as well as modern homes, having been extended over the years. The village amenities include a primary school and a thriving village hall with a traditional Victorian building with many social activities. The village also has the benefit of a public house.

For further facilities, the village is well positioned for access to Hinckley and Lutterworth. Both offer a good selection of high street and independent stores as well as supermarkets. For more extensive amenities Leicester and Rugby are nearby with a plethora of shopping and leisure facilities as well as many restaurants, bars and cafes.

Both Leicester and Rugby offer mainline train stations with direct services to London and Birmingham taking approximately 60 mins. As well as the superb rail network, the road network is also excellent with the M1, M6, M69 and A14 all within easy reach.

Fixtures and fittings
All fixtures, fittings and furniture such as curtains, light fittings, garden ornaments and statuary are excluded from the sale. Some may be available by separate negotiation.

Services
Mains gas, electricity, water and drainage.
None of the services or appliances, heating installations, plumbing or electrical systems have been tested by the selling agents.

The estimated fastest download speed currently achievable for the property postcode area is around 48 Mbps (data taken from checker.ofcom.org.uk on 23/09/2025). Actual service availability at the property or speeds received may be different.

We understand that the property is likely to have current mobile coverage (data taken from checker.ofcom.org.uk on 23/09/2025). Please note that actual services available may be different depending on the particular circumstances, precise location and network outages.

Tenure
The property is to be sold freehold with vacant possession.

Method of sale
The property is offered for sale by Private Treaty method. However the vendor reserves the right to conclude the sale by an alternative method if required.

Local Authority
Harborough District Council
Council Tax Band G

Public rights of way, wayleaves and easements
The property is sold subject to all rights of way, wayleaves and easements whether or not they are defined in this brochure.

Planning
The selling agents will not provide advice/guidance on the planning history for the property/land. Interested parties are advised to make their own investigations. It is assumed that enquiries have been satisfied, prior to an offer being made.

Anti Money Laundering Regulations (AML)
In accordance with Anti Money Laundering Regulations (AML), we are required to request forms of identification and carry out due diligence on any parties connected to a successful offer. Should an offer be made on behalf of a business/company, AML due diligence will also be necessary. Proof/source of funding must be supplied, prior to offer acceptance.

Plans and boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct but accuracy is not guaranteed. The purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the vendor nor the vendor’s agents will be responsible for defining the boundaries or the ownership thereof.

Viewings
Strictly by appointment through Fisher German LLP.

Directions
Postcode – LE17 5AY
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