Ashby Road, Ticknall

Originally part of the working farm, this former dairy has been thoughtfully converted into a bright and spacious family home, retaining its rustic charm while offering all the conveniences of modern living. This is a stunning property located on the edge of the highly desirable South Derbyshire village of Ticknall, surrounded by picturesque countryside and lying within the heart of the National Forest, adjacent to the Calke Abbey estate. This charming home combines character with modern comfort and offers spacious, light-filled accommodation.

The property features four bedrooms, including a principal bedroom with en-suite, and a modern family bathroom. The landing provides a wonderful space to sit and enjoy far-reaching views over rural fields and glimpses of the Calke Abbey estate. The home also includes a large 20’ x 15’ lounge with a striking inglenook fireplace, a formal dining room, and a bespoke farmhouse-style kitchen/diner. Additional practical spaces include a utility room, guest WC, rear hall/store room, and a versatile loft/study above the garage.

Set back from the road with driveway parking for 4/5 vehicles and a garage/workshop, the property is complemented by beautifully maintained cottage gardens to the front and rear, perfect for entertaining or relaxing in a tranquil setting. Full of charm, the interiors feature exposed beams and traditional details throughout, enhancing the warm and inviting atmosphere.

The Location - Ticknall is a picturesque village surrounded by rolling countryside, offering a true sense of tranquility and community. The village provides scenic local walks, including Calke Abbey and Robin Wood, a cricket ground, village hall, The Village Cafe and several welcoming public houses serving food. A popular Friday evening chip van adds local charm, while the primary school caters to young families.

With its rural setting, yet convenient access to nearby towns, Ticknall offers the perfect blend of village life, outdoor leisure, and a strong sense of community.

Accommodation -

Ground Floor -

Entrance Hall - 3.76 x 2.35 (12'4" x 7'8") - Step into a welcoming entrance hall that immediately sets the tone for this charming home. Red-tiled flooring complements exposed brickwork and white-painted walls, while beams to the ceiling and two pendant lights add character. A sage green front door with gold furnishings and window lets in natural light, and a handy understairs cupboard provides practical storage. The hall flows effortlessly into the dining room, kitchen, and WC, with stairs rising to the first floor. Features include a radiator, brass electric sockets, smoke alarm, BT connection point, and a security alarm panel.

Downstairs Cloakroom - 1.62 x 0.76 (5'3" x 2'5") - A bright and functional cloakroom with continuous flooring, a sanitary wash basin with separate brass taps, spotlights, extractor fan, wall-mounted radiator, and charming ceiling beams.

Dining Area - 4.66 x 3.02 (15'3" x 9'10") - A light-filled, characterful space with continuous flooring, radiators, original and decorative beams, wall lights, and a central light fitting. Exposed brick adds charm, while French doors lead out to the garden, flooding the room with natural light. The space also features an alarm sensor and a seamless flow into both the kitchen, and living room.

Inner Hallway - Featuring a window to the front and attractive exposed brickwork, the inner hallway provides a practical transition space with spotlights and a heating thermostat.

Living Room - 4.64 x 4.53 (15'2" x 14'10") - Generously proportioned and full of natural light, the living room is the true heart of this charming home. Neutral carpets, wall lights, and large double-glazed windows to the front and rear, together with French doors opening onto the rear garden, create a bright and airy space. The room features a stunning exposed brick inglenook fireplace with a quarry-tiled hearth and wood burner, complemented by integrated shelving, which adds warmth and character. Additional features include a large white radiator, spotlighting, carbon monoxide detector, and alarm panel, making this a perfect space for both relaxing and entertaining.

Kitchen - 6.19 x 3.86 (20'3" x 12'7") - A delightful, light-filled country-style kitchen, combining traditional charm with modern functionality. Cream base and wall units are complemented by thick wooden worktops, exposed ceiling beams, and a Velux skylight that floods the space with natural light. Integrated appliances include a microwave, two fridges and freezers, and a dishwasher, alongside a six-ring gas range with electric ovens below, making this kitchen perfect for family living and entertaining. A handy pantry provides the ideal coffee station, while chrome rail radiators, spotlights, and a ceramic sink with integrated drainer complete the practical and stylish space. Single door open onto the rear garden, and a wooden door leads seamlessly into the utility room, creating a versatile and inviting environment for cooking, dining, and hosting.

Utility Room - 1.87 x 1.26 (6'1" x 4'1") - A practical and well-appointed space, the utility room features a stainless steel sink with separate taps, ample space and plumbing for appliances, and matching wall and base units for additional storage, consistent with the kitchen design. Continuous flooring runs throughout, and both a rear-facing double-glazed window and a Velux skylight flood the room with natural light. Spotlights and a tiled splashback complete this functional yet stylish space, making it ideal for everyday chores while maintaining the home’s character and charm.

Second Kitchen/Garage Access - 2.61 x 2.02 (8'6" x 6'7") - Matching cream units and worktops, ample storage, stairs leading to the room above the garage, spotlights, smoke alarm, and door into the garage.

Room Above Garage/Loft/Study Area - 3.61 x 2.16 (11'10" x 7'1") - A versatile and light-filled space, ideal as a home office, studio, or additional storage area. The room features green carpeting, two Velux windows overlooking the side aspect, ceiling lights, and a cupboard within the eaves providing practical storage. An alarm sensor adds security, while the open, flexible layout allows the space to be adapted to suit a variety of needs. Please note, there is no radiator in this room.

Garage - 4.75 x 2.82 (15'7" x 9'3") - Double wooden doors with up-and-over access, power, concrete flooring, wall-mounted units, fuse board, and smoke alarm.

First Floor Landing - 6.84 x 1.67 (22'5" x 5'5") - A bright and spacious landing, featuring original beams, green carpet, and white-painted walls. Exposed brickwork adds character, while a ceiling fan, overhead lighting, and a rear-facing window ensure the space is light and airy. The landing provides access to all four bedrooms and the family bathroom, and offers ample room for a seating area to enjoy views of the rear garden and a glimpse of the nearby Calke Abbey estate.

Bedroom One - 3.68 x 3.60 (12'0" x 11'9") - A stunning principal bedroom located at the front of the property, featuring tall ceilings, original beams, and wooden floorboards. This spacious king-size room is neutrally decorated and filled with natural light, with wall and ceiling lights adding warmth. A loft hatch provides additional access to storage, and the room offers ample space for wardrobes and furniture. A small step leads down into the ensuite, creating a cozy and convenient private space.

En-Suite - 2.63 x 0.81 (8'7" x 2'7") - The ensuite is thoughtfully designed, combining practicality with character. It features a decorative wash basin with brass taps, a toilet with pull-flush, a shower cubicle, and a bath. Small beige wall tiles, traditional-effect vinyl flooring, and exposed beams add charm, while a privacy window, extractor fan, and radiator complete this comfortable and stylish space.

Bedroom Two - 4.63 x 3.18 (15'2" x 10'5") - A generously proportioned king-size bedroom with pale green carpet, two windows overlooking the front and rear gardens, and two radiators. Neutral decor, wall lights, and a pendant light create a bright and inviting atmosphere, with plenty of space for a wardrobe, dresser, and additional storage cupboard. This bedroom is private and not overlooked.

Bedroom Three - 3.59 x 2.59 (11'9" x 8'5") - A comfortable double bedroom to the front aspect, featuring grey carpet, original beams, and white-painted walls. A radiator and loft hatch provide practicality, while there is ample room for drawers and a double wardrobe.

Bedroom Four - 2.88 x 2.60 (9'5" x 8'6") - A good-sized single bedroom with grey carpet, a radiator, and a loft hatch. Original beams and a pendant light add character, and the room offers plenty of space for a wardrobe, dressing table, and additional storage.

Family Bathroom - 2.89 x 2.48 (9'5" x 8'1") - A beautifully modernised bathroom that retains traditional charm, featuring vinyl tile-effect flooring and large beige wall tiles. The space includes a corner shower, a centrally positioned bath with separate taps, and a wash basin with brass fittings. A privacy window and chrome heated towel radiator add practicality, while spotlights, wall lights, and exposed beams create a stylish and inviting atmosphere. A wooden door provides access to the airing cupboard, completing this functional yet characterful family bathroom.

Front Garden - South-west facing with a mix of mature trees, shrubs, and mainly turf, the front garden creates a welcoming approach. A gravelled area provides parking for 4–5 vehicles, and a preserved blue spruce tree adds distinctive charm, enhancing the property’s character and kerb appeal.

Rear Garden - A peaceful, east-facing walled garden, perfect for relaxation and entertaining. Mostly laid to lawn, it is bordered by mature trees, established flower and shrub beds, and a productive vegetable garden. Patio seating areas create ideal spaces for al fresco dining, while several raspberry bush, pear, fig and plum trees, and the charming walled boundary add both privacy and character. A handy wooden shed provides useful storage.

Parking - To the front of the property, there is a gravel parking area providing off-road parking for several cars, with direct access to the garage and front garden.

Council Tax Band F -

Services - We are advised that the property is connected to mains gas, water and electricity. Drainage is via a private system.