KIRKS LODGE
Bridge Street, Kings Cliffe, PE8 6XL
Oundle 7 miles, Stamford 9 miles, Peterborough 15 miles (direct trains to London Kings Cross from around 46 minutes). (All distances and times are approximate)

SITUATION
Kirks Lodge is situated on the fringes of the sought-after village of Kings Cliffe. The village is almost equidistant between the Georgian market town of Stamford to the north and the market town of Oundle to the south. Kings Cliffe has a church, primary school, doctors surgery, tennis courts and activity complex, a public house (The Cross Keys Inn), and village shop. Also of note is the public house, The King’s Head, in the neighbouring village of Apethorpe, which is under new management and has recently been refurbished.

Kings Cliffe is accessible to the Cathedral City of Peterborough, with excellent shopping and leisure facilities, and a mainline station with frequent train services to London Kings Cross taking some 46 minutes. The A1 lies approximately five miles to the east and gives access to the north and south and the A47 lies to the north giving access to the east and west.

Excellent schooling is available in Stamford, Uppingham, Oundle and Oakham. Leisure facilities include golf at Luffenham Heath, Burghley and Greetham Valley. Rutland Water is nearby and has sailing, cycling and fishing. Kings Cliffe enjoys direct access to Fineshade woods, with cycling, running and walking tracks. There are also multiple public footpaths and bridleways within easy reach, just a one minute walk from Kirks Lodge itself.

DESCRIPTION
The current owners bought Kirks Lodge in 2019 before embarking upon extensive works to the original cottage and the addition of a stunning extension. Designed by RTK Stamford Ltd, and built by AFD Construction Limited, with Interior Design influences by Sally Maunder Taylor, the works completed in 2021. The result of meticulous attention to detail is a beautiful blend of period and modern architecture, enhanced by modern comforts, such as underfloor heating and double glazing throughout.

From the exterior, Kirks Lodge boasts a new roof of blue slate tiles and pantiles. The windows to the original cottage are flush-fitting timber casements with bespoke internal shutters, whilst aluminium-framed windows are to the extension. The stonework was repointed with conservation-type plaster and is a delightful contrast to the oak cladding.

An impressive, dual-height, glazed entrance hall links the original cottage to the extension, offering an elegant distinction between the architectural styles, and the stunning contemporary steel, glass and oak staircase takes centre stage within it.

A flagstone floor sweeps through to the extension housing the open-plan living/kitchen/diner. Flooded with natural light from the picture windows and vast sliding doors, the space enjoys breathtaking views across the gardens and grounds to the undulating countryside beyond, and the flooring seamlessly flows onto two dining terraces. The striking, contemporary kitchen is installed by renowned cabinet makers Bakehouse, who design exquisite, bespoke cabinetry of beautiful quality. The kitchen is fully fitted with two dishwashers, Quooker tap, a full-height fridge and freezer, a warming drawer and two ovens, one a full-size convection oven, the other a half-height combi oven. The large island, complete with bar seating, provides ample surface for preparation and is an ideal space for entertaining, alongside an area by the sliding doors perfect for a dining table. To the side of the kitchen is a hidden door opening into a pantry, opposite which is an ideal area for a workstation. The living area focal point is a log burner, creating a juxtaposing sense of cosiness to a very bright and airy room, further enhancing the heart of the home.

Moving through to the original house, the north wing has the potential to become a self-contained annexe suite. With double ensuite bedroom, plant room, boot room with side door and built-in Bakehouse storage, utility room, again with Bakehouse built-in storage, and WC with feature wallpaper. The centre of the ground floor has a large reception hall from the front door which could become a snug or home office area. To the south wing is the charming, dual aspect sitting room with two window seats, French doors onto the terrace, built-in cabinetry and shelving flanking the chimney with herringbone brickwork and log burner.

Ascending the stairs, to the right of the glass gallery landing to the first-floor extension, is a magnificent principal suite. Bathed in light from the immense, sliding windows, they frame exquisite views over the countryside vistas. To the Principal Suite is a bank of built-in wardrobes in addition to a walk-in wardrobe and ensuite with rain-head shower. Also to the extension is a large double bedroom with built-in wardrobes and seating area and feature window. Opposite is a substantial linen cupboard.

Walking over the connecting glazed bridge to the original cottage, there is a double bedroom with both built-in desk and wardrobes. Adjacent to the bedroom is a shower room with sun tunnel. Further down the corridor is a generous family bathroom with a roll top bath as well as a shower. Completing the first-floor accommodation is an attractive, dual aspect, doube bedroom with built-in cupboards and shelving and window seats. True to the whole of the renovation of the cottage, each room has generous ceiling height, with the first floor design encompassing the space within the eaves creating a vaulted aesthetic.

OUTSIDE

EQUESTRIAN
Lying to the North of Kirks Lodge is a vast gravelled drive with ample, level parking. A stable block comprising; two storerooms, a tack room (with plumbing for a washing machine), a wash box, and four stables, stands in front of the manege, constructed from a sand base with flexiride-equivalent surface.

To the East of the manege, accessed from a track, are two paddocks. Both paddocks are on a gradual descent to the eastern boundary line at Willow Brook, where there is an enclosed pond and thicket.

GARDENS
Set back from Kings Cliffe Road, a set of electric gates opens onto a large gravel driveway. Directly in front of the gates is a double garage under a pantile roof, with an office to the far end offering enchanting views across the paddocks and surrounding countryside.

Enclosing the driveway and grounds is beautiful estate fencing with clipped yew hedging.

Mirroring the juxtaposition of period meets modern within the property itself, the borders around the entrance to Kirks Lodge display relaxed under-planting of hart’s tongue fern and alchemilla mollis below structural yew spheres.

A gate from the driveway opens into the formal, landscaped garden where a grove of silver birch instantly provides architectural interest. Metal edging encompasses the beds nearest the property, which are brimming with agapanthas, hydrangea, and roses whilst the raised sleeper beds are softened with lambs ear and lavender, with formal planting in the form of yew spheres, linking the front of the property with the rear.

The footpath leads beyond one dining terrace and sweeps round to the second terrace, beautifully sheltered and private with pleached trees to the boundary, underplanted by a romantic scheme of lavender, roses, hydrangea, peonies, and alliums. A raised pond with water feature, surrounded by ferns, provides further tranquillity.

Steps lead down to the main lawn that abuts the paddock, with meandering pathways through wildflower meadow grass to the east and a couple of fruit trees to the south.

GENERAL REMARKS

COUNCIL TAX
Band F

DIRECTIONS
From Stamford take the A43 sign posted Kettering. Pass through the village of Easton on the Hill and in the village of Collyweston, take the left turn just past The Collyweston Slater public house. At the next T-junction, turn left onto the A47, then take the first right to Kings Cliffe. Continue through the village along Park Street and at the Crossroads turn left onto Bridge Street. Continue along Bridge Street approx. 1km and the gates to Kirks Lodge are on the left-hand side, set back from the road.

FIXTURES & 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 & SCHEDULES
The plans and associated acreages have been prepared for illustrative purposes and their accuracy cannot be guaranteed.

SERVICES
Mains water and electricity are connected. Air-source heat pump central heating, with underfloor heating throughout. Private drainage via Klargester Biodisc Sewage Plant. None of the services have been tested by the agents.

TENURE
Freehold

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.

SPORTING, TIMBER & MINERAL RIGHTS
In so far as they are owned by the vendors, rights of sporting, timber and mineral are included within the sale.

STATUTORY AUTHORITY
North Northamptonshire Council:

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

WHAT THREE WORDS
taxpayers.picnic.unimpeded

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.