Chestnut Farm, Braunston In Rutland

DISTANCES

Oakham (2.5 miles), Uppingham (5.5 miles), Stamford (14 miles), Oundle (20 miles), Market Harborough (20 miles) (Train to London St Pancras 60 minutes), Peterborough (27 miles). (All distances and times are approximate).

SITUATION

Braunston is a picturesque, sought-after village nestled within the unspoilt countryside of Rutland, offering an idyllic rural lifestyle while remaining conveniently close to amenities. The renowned market town of Oakham lies just 2.5 miles away, providing a wide range of independent shops, cafes, restaurants, and everyday conveniences.

At the heart of the village, the popular public house, The Blue Ball, serves hearty meals and local ales in a welcoming setting, while the thriving village hall hosts weekly activities and regular social events. Braunston is well known for its many walking routes throughout the surrounding countryside, and nearby Rutland Water offers further opportunities for outdoor pursuits, including cycling, fishing, sailing, and birdwatching.

For golf enthusiasts, the area is exceptionally well served, with Rutland Water Golf Club offering scenic lakeside fairways, alongside the highly regarded Luffenham Heath Golf Club, a renowned championship course.

The area also boasts outstanding educational opportunities. Well-respected preparatory schools such as Brooke Priory and Witham Hall are within easy reach as are the senior schools of, Uppingham, Oakham and Stamford Endowed Schools. These are complemented by a number of highly regarded state primary and secondary schools all within comfortable travelling distance.

For commuters, mainline rail services to London and the North are available from Peterborough, Market Harborough and Corby, whilst the regional rail network might be accessed from Oakham Station with regular trains east and west. Equally the region’s road network is conveniently accessed from the A47, 10 minutes to the south, connecting the A1 at Peterborough to the M1 at Leicester. Offering a seamless blend of country life and modern convenience, Braunston-in-Rutland is a picturesque village, with Chestnut Farm located to its southern edge.

DESCRIPTION

Discretely located yet in a prime position within the sought-after village of Braunston in Rutland, Chestnut Farm is a charming, late 17th century period property, constructed of ironstone beneath a traditional thatch and Collyweston slate roof. Steeped in character and offering flexible living accommodation, this exceptional Grade II listed home seamlessly combines period charm with modern convenience.

On arrival, one enters the home most readily into a practical boot room with Belfast sink, connecting door to Laundry and ample space for coats and cloaks. From here, you are immediately welcomed into the spectacular kitchen-dining-living room. This successful conversion from agricultural origins is elevated by a vaulted ceiling, framed by striking exposed beams, immediately enhancing the sense of space and height, creating a light and airy atmosphere. Limestone flooring flows between the sitting area, where a striking log burner forms an inviting focal point, and the dual-aspect dining area, where two sets of sliding doors open directly onto the dining terrace and garden beyond, allowing for effortless indoor-outdoor living.

From here, the heart of the home continues to unfold into the impressive kitchen. Featuring an Aga with four ovens and twin hot plates alongside integrated Siemens appliances, the kitchen also boasts two islands, one with integrated bar seating and a sink, providing ample preparation space. Extensive cabinetry offers generous storage throughout, complemented by a useful second sink. A well-appointed pantry sits just off the kitchen, fitted with shelving, cabinetry and cupboard access to the boiler and heating system.

The discrete utility room offers additional fitted storage alongside plumbing for a washing machine and tumble dryer and is further complemented by a convenient ground floor shower and WC. To the right, a staircase rises to a mezzanine floor, enjoying an elevated outlook over the kitchen-dining-living space below. The perfect place from which to home-work or exercise as appropriate.

Flowing from the kitchen, the snug offers a cosy retreat, featuring exposed stonework, timber beams and a charming inglenook fireplace with wood burning stove. Dual-aspect windows frame stunning views across both gardens, while a further door leads to a ground floor WC.

Continuing though the characterful hallway, with access from both the front and rear gardens along with practical coat storage, you arrive at the elegant dining room, centred around an impressive inglenook fireplace with log burner. A beautifully proportioned bay window, complete with a thoughtfully integrated window seat, boasts views over the front garden.

Beyond the dining room lies the bright and versatile study, with exposed beams and wood flooring underfoot, enjoying a light-filled dual-aspect outlook. The study leads through to a further reception room, currently used as a playroom, featuring a bay window, French doors opening onto the rear garden, a wood burning stove, and a striking stone mullioned window that beautifully reflects the home’s historic character.

Returning to the dining room, the principal staircase rises to the spacious first-floor landing, arranged as an inviting sitting area, centred around a stone-surround log burner and framed by a series of timber and stone mullioned windows, allowing natural light to flood the space. Bespoke fitted cabinetry completes this welcoming setting.

Continuing along the landing, passing a well-appointed double bedroom with fitted wardrobes, lies the elegant principal suite, boasting far-reaching views across the gardens and surrounding countryside. The suite is complemented by an ensuite bathroom, featuring a freestanding bath and separate rainfall shower, while a private staircase rises to a dedicated dressing area and second ensuite shower room.

Also accessed from the first-floor landing is a further generously proportioned bedroom with dual-aspect views to the front and rear, along with fitted wardrobes and an ensuite bathroom complete with bath and shower over. A separate staircase leads to a mezzanine studio above the kitchen, beautifully finished with oak flooring.

Ascending to the second floor, and passing a stone mullioned window, are two further charming double bedrooms, each rich in character. One enjoys dual-aspect views, fitted wardrobes and a well-appointed ensuite with separate bath and shower, while the second features a distinctive beam-framed window, fitted storage, and an ensuite bathroom with bath and shower over. A linen cupboard and additional WC complete this floor.

THE GRANARY

Complementing the house, The Granary is a beautifully converted barn, thoughtfully designed to create an exceptional self-contained two-bedroom cottage. Ideally suited for guest accommodation or multigenerational living, it also offers excellent potential as an income-generating asset, with the current owners successfully operating both short and long term lets.

The impressive living room is defined by a striking double-height vaulted ceiling with exposed beams, and is centred around an inviting log burner, creating a warm focal point. Beyond, a separate study provides a practical space for home working, leading through to the generously proportioned split-level kitchen-dining room, fitted with integrated appliances and forming the heart of the home. The ground floor is further complemented by a separate utility room with additional cabinetry and sink, together with a convenient WC.

To the first floor are two generously sized double bedrooms, both featuring characterful exposed beam joinery. One benefits from fitted wardrobes and a well-appointed ensuite bathroom, while a separate shower room serves the second bedroom.

OUTSIDE

Chestnut Farm sits to the southern edge of Braunston Village. Behind a protective curtain of mature trees and hedging, the home is shielded from its neighbours yet moments from the village centre and focal points of the Church and Public House. Electric gates open onto a generous gravel driveway, providing ample off-road parking and a welcoming arrival to the house, cottage and outbuildings. The gravel gives way to concrete in time for heavier vehicles to turn in what was once, the Farm Yard.

To the front, expansive lawns enjoy attractive views towards All Saints’ Church, with a range of mature trees, including willow, fir and beech hedging, providing both privacy and a natural backdrop. A pedestrian side gate seamlessly connects the front and rear gardens.

The rear garden is predominantly laid to lawn and is beautifully framed by mature, well-stocked flowering borders, arranged in a quintessentially English-style. A variety of specimen trees and established hedging enhance both privacy and structure. A mature wisteria adorns the rear elevation, adding charm and seasonal interest, while a vegetable garden with raised beds separates the garden from the grazing land beyond. A south facing dining terrace, accessed directly from the kitchen via sliding doors, provides an ideal setting for outdoor entertaining, enjoying the privacy and seclusion the garden affords. The rear garden enjoys convenient access to the low-rise, stone-built outbuilding beneath a slate roof, comprising of a triple garage with electric up-and-over doors, additional storage rooms, and two stables. Beyond this sits a substantial steel and timber-framed equestrian barn, housing seven further stables, together with a tack room and a dedicated wash area, providing an exceptional equestrian facility. Adjacent to the Equestrian Barn is a concrete hardstanding useful for vehicle storage or otherwise.

The land at Chestnut Farm is ideal for Grazing. Securely fenced with water supplied to a number of locations, the land is set to permanent pasture and enjoys some undulations as it rises to the south. Accessed immediately from the crew yard, there is also roadside access from the south, affording a convenient approach to the fields and or menage, enhancing the equestrian offering. To the north, the River Gwash forms the boundary, along which a public footpath meanders, deliberately separated from grazing land by a combination of trees and hedge planting in addition to post and rail fencing.

EQUESTRIAN FACILITIES
A particular feature of Chestnut Farm is the extensive range of outbuildings, making it ideal for equestrian use. These include:
• Outdoor menage
• Covered Stables, Tack room and Wash Box
• Hay store and barn
• Tractor shed and lean-to
• Additional covered areas and storage

A triple garage provides further parking and storage or workshop potential.

In all, Chestnut Farm extends to approximately 35 acres.

GENERAL REMARKS

Council Tax
Band G

Statutory Authority
Rutland County Council

Tenure
Freehold

Services
Mains water and electricity are connected. Biomass 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.

Plans Areas and Schedules
The plans and associated acreages have been prepared for illustrative purposes and their accuracy cannot be guaranteed.

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.

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

What Three Words
Flows.escalated.wand

Directions
From central Oakham, cross the Railway lines on Melton road. As the road bears right, turn left onto Cold Overton road. Proceed on for about 300 yards, taking the second left onto Braunston road. Leaving Oakham, after about 2.5 miles, enter Braunston Village and as the road bears right, turn left onto Church Street. Proceed for ½ mile, past the village green and on to Wood Lane. As the brooke appears on your left, the gates to Chestnut Farm do also.

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: The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017: Intending purchasers will be asked to produce satisfactory proof of their identification, address and source of funds at the point any sale is agreed. KingWest uses “Coadjute / coadjute.com ” as our regulatory consultants and prospective Buyers will be required to provide requisite information to them via secure link in order to complete the biometric checks electronically at a cost of £45 + VAT per person, non-refundable. These anti-money laundering checks must be completed before we can send the memorandum of sale to the solicitors to confirm the sale.
7. These particulars should not be reproduced without prior consent of King West. April 2026.