Church Hill, Woodhouse Eaves, LE12

Positioned in the very heart of the picturesque and highly regarded village of Woodhouse Eaves, this charming character home offers generous and versatile accommodation, now ready for a new owner to modernise and make their own. Elevated from the roadside, the property enjoys attractive first-floor views across open countryside, along with a truly striking garden backdrop formed by an impressive granite rock face.

This cottage is offered to the market with no upward chain and has clearly been a much-loved home for many years, presenting a rare opportunity to acquire a home of character and substance in such a sought-after setting.

Internally, the accommodation begins with a spacious entrance hall which leads through to a large, open living and dining space. The room enjoys dual aspect windows to the front and rear, a door providing direct access to the garden, and a commanding brick fireplace complemented by ceiling beams.

The breakfast kitchen is fitted with a range of storage units and offers ample appliance space, with plumbing for both a dishwasher and washing machine, alongside a built-in oven and gas hob.

To the first floor, the landing, with airing cupboard, gives access to four well-proportioned bedrooms, three of which are comfortable doubles. The principal bedroom benefits from fitted wardrobes and dual aspect views to both the front and rear. The family bathroom is particularly spacious, featuring a large corner bath and a separate shower.

Outside, the garden is a truly unique feature of the home. Designed with paved seating areas, it has a beautiful backdrop of an impressive granite rock face, softened by climbing ivy, creating a dramatic and memorable setting. A gated pathway provides access across a neighbouring property to the off-street parking space, which is positioned slightly away from the cottage. There is also on-street parking available nearby.

Woodhouse Eaves is one of Charnwood Forest’s most desirable villages, known for its strong sense of community and beautiful surrounding countryside. The village offers a well-regarded primary school, a popular local shop, and an excellent selection of pubs and restaurants, making it an ideal location for both families and those seeking a balance of rural charm and everyday convenience. With scenic walks quite literally on the doorstep, this is a location that continues to attract strong and lasting appeal.

Agent note: This property is situated in a conservation area. It also has access over the neighbouring property to the rear.

Services: Mains water, gas, electric, drainage and broadband are connected to this property.

Available mobile phone coverage: EE (Outstanding) O2 (Okay) Three (Bad) Vodaphone (Poor) (Information supplied by Ofcom via Spectre)

Available broadband: Standard / Superfast (Information supplied by Ofcom via Spectre)

Potential purchasers are advised to seek their own advice as to the suitability of the services and mobile phone coverage, the above is for guidance only.

Flood Risk: Very low risk of surface water flooding / Very low risk river and sea flooding (Information supplied by gov.uk and purchasers are advised to seek their own legal advice)

Tenure: Freehold

Local Council / Tax Band: Charnwood Borough Council / E (Improvement Indicator: No)

Floor plan: Whilst every attempt has been made to ensure accuracy, all measurements are approximate and not to scale. The floor plan is for illustrative purposes only.

DIGITAL MARKETS COMPETITION AND CONSUMERS ACT 2024 (DMCC ACT)
The DMCC Act 2024, which came into force in April 2025, is designed to ensure that consumers are treated fairly and have all the information required to make an informed purchase, whether that be a property or any other consumer goods. Reed & Baum are committed to providing material information relating to the properties we are marketing to assist prospective buyers when making a decision to proceed with the purchase of a property. Please note all information will need to be verified by the buyers' solicitor and is given in good faith from information obtained from sources including but not restricted to HMRC Land Registry, Spectre, Ofcom, Gov.uk and provided by our sellers.

ANTI-MONEY LAUNDERING CHECKS

 In accordance with Anti Money Laundering laws including the Proceeds of Crime Act 2002, The Terrorism Act 2000, The Money Laundering Regulations 2017 and the Bribery Act 2010 we are required to conduct anti-money laundering checks on all clients selling or buying a property. Whilst we retain responsibility for ensuring checks and any ongoing monitoring are carried out correctly, the initial checks are carried out on our behalf by Hipla via their online portal once you have had an offer accepted on a property. The cost of these checks is £25 (incl. VAT) per person, which covers the cost of obtaining relevant data and any manual checks and monitoring which might be required. This fee will need to be paid by you in advance of us issuing a memorandum of sale, directly to Hipla, and is non-refundable. We will receive some of the fee taken by Hipla to compensate for our role in the provision of these checks.

Lounge

6.3m x 6.2m

Dining Kitchen

5.9m x 2.3m

Bedroom

6.2m x 3m

Bedroom

3.2m x 3m

Bedroom

3.3m x 2.1m

Bedroom

4.4m x 2.4m

4.4m max x 2.4m max

Bathroom

3.4m x 2.4m

Parking - Off street