Distances:


Oakham (2 miles) Uppingham (9 miles), Stamford (13 miles), Leicester (20 miles) (Available by direct local train for mainline service), Peterborough (27 miles) (Trains to London Kings Cross in 50 minutes). All times and distances are approximate.


Situation:


6 Cold Overton Road is located in the sought-after village of Langham. Amenities include; Langham Church of England Primary School, a village hall, Langham Community Park, Rutland Polo Club, and a public house/restaurant, The Wheatsheaf.

The property lies just two miles north of the thriving and picturesque market town of Oakham.
Oakham offers a rich blend of historic charm and modern convenience, featuring an excellent array of independent boutiques, high-street shops, cafés, pubs, restaurants, and essential services including train and bus stations, supermarkets, pharmacies, and a hospital. The town also benefits from a twice-weekly traditional markets and a variety of cultural and community events throughout the year.

Education in the area is outstanding, with a choice of well-regarded primary and secondary schools. Prestigious independent schools such as Oakham School, Uppingham School, and Stamford School are all within easy reach, making the area particularly attractive to families.

6 Cold Overton Road is ideally positioned for commuting, with Oakham railway station nearby providing connections to major hubs. In addition, Leicester, Nottingham, Peterborough, Corby are all easily accessible by road and rail, each offering direct mainline services to London with journey times of around an hour.

The surrounding countryside is nothing short of spectacular, with the renowned Rutland Water just minutes away. This expansive nature reserve and reservoir offers an abundance of outdoor pursuits including sailing, cycling, scenic walking trails, birdwatching, and fishing. For golf enthusiasts, there is an excellent choice of courses nearby including Rutland Water Golf Club, Luffenham Heath, Greetham Valley, and the historic Burghley Park Golf Club.

Description:


In 2020 Kaybee Developments Ltd completed an exclusive and intimate build comprising three luxury homes, to include 6 Cold Overton Road. Constructed of Lincolnshire stone under a Spanish slate roof the property also displays accents of silver-toned Siberian larch cladding.

On entering the contemporary home, you are welcomed into a spacious, bright hallway. To the left is a reception room posing a myriad of options, currently utilised as a playroom, it has a semi-vaulted ceiling, built-in shelving, cabinetry and desk, and two windows overlooking the driveway. Opposite the stairs is the ground-floor WC, and to the right is a second multi-functional reception room, presently an office, also with built-in storage, shelving and desk.

Moving through to the rear of the property is a large kitchen-living-dining room. The modern kitchen displays high-gloss cabinetry housing quality appliances such as twin Siemens ovens, induction hob, both floor length fridge and freezer, and dishwasher. Bar seating at the central island creates a sociable entertaining environment, whilst the island countertop provides ample preparation space. The utility room is equipped with plumbing for a washing machine and tumble dryer, and has further matching cabinetry, and a sink. The living-dining area boasts stunning designer wallpaper from the Rediscovered by range, and bifold doors open onto the dining terrace.

Completing the ground-floor accommodation is a generous sitting room, also with bifold doors onto the garden, the room itself has the potential to display large pieces of furniture yet still retain an airy and capacious atmosphere.

Stairs rise to an expansive and light landing where two double bedrooms form the front of the home. Further along the landing, there is a stunning family bathroom with freestanding bath, rainfall shower and floating, dual-sink vanity unit.

The principal bedroom enjoys views over the garden and features a bank of built-in wardrobes, and the ensuite shower-room is flooded with natural light from the roof lantern. Also boasting an ensuite is the final double bedroom of the property, with built-in wardrobes flanking the entrance to the shower-room.

6 Cold Overton Road also poses the potential to extend, subject to planning. The fully boarded loft space, amounting to the footprint of the property, is currently accessed via a loft hatch, however the developers constructed a large linen cupboard on the landing, with the view that an owner may wish to place a staircase there leading up to a converted second floor.

The accommodation further includes a multi-functional space above the garage, with heating, lighting and velux windows, ideal as a studio or office.

Outside:


Part of a bespoke development of three properties, 6 Cold Overton Road is at the forefront with a generous block-paved driveway, for approximately three cars, leading up to a double garage clad in Siberian larch. There is an electrical vehicle charging point as well as access to water to tend to the front potager garden enclosed by beech hedging and a low wall topped with pantiles.

The south-facing, rear garden can be accessed via either side of the house. The fully enclosed rear garden has been beautifully landscaped by Ben Rushbrook of Creative Landscaping to reflect seasonal colour interests, height, and texture. A large herbaceous border is thoughtfully designed with an array of plants, such as lavender, Japanese anemone and hebe; shrubs, for example cornus, miscanthus and mahonia; and trees, for instance silver birch, eucalyptus and variegated holly. A dining terrace, accessed from either the kitchen-diner or sitting room bifold doors, provides an ideal area for entertaining, whilst the remainder of the garden is laid to lawn.

General Remarks:


Services:
Mains water, electricity, and drainage are connected. Air source heat pump 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.

Rights of Way, Easements, Way Leaves, Covenants:
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.
It may be necessary for rights and reservations to be made to provide services, access and maintenance to the properties if the property is not sold as a whole.

Tenure:
Freehold

Statutory Authority:
Rutland County Council:

Council Tax:
Band G

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

What Three Words:
Cable.continues.humble

Directions:
From the A606, turn right at the roundabout onto Burley Parkway. Go straight over the following three roundabouts, then at the fourth roundabout turn right onto Oakham Road. On entering Langham follow the road around to the left onto Melton Road, then take the first left onto Cold Overton Road. 6 Cold Overton Road is the third property on the left, pass a low wall on your left, turn off the main road and the driveway is immediately on the left-hand side.

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. January 2026