Yew Tree Cottage, Smeeton Westerby

The Situation

The popular village of Smeeton Westerby is well known for its scenic quality, footpaths, bridleways, making it ideal for walking and horse riding. The village was once divided into the two separate hamlets of Smeeton and Westerby.

The village contains a highly regarded public house, church and village hall whilst the neighbouring larger village of Kibworth Beauchamp, within easy walking distance, contains a good array of everyday shopping requirements, healthcare, public houses, restaurants and sports clubs.

Communication in the area is excellent with the city of Leicester offering a high-speed rail link to London St Pancras International, also available from the nearby town of Market Harborough to the south. By road the M1 connects to junctions 20 and 21. The M69 connecting via junction 21 of the M1 to the major arterial networks of the Midlands and south.

Educational facilities are excellent with preparatory schools at Uppingham, Leicester and Great Glen, secondary education at Leicester, Uppingham, Oakham, Oundle and Rugby.

The Property

A charming mid-18th century village home with a Swithland slate roof, a wealth of period character, excellent room layout and beautifully planted cottage gardens. It is built of red brick beneath a Swithland slate roof and keeps many original features, including exposed beams and old quarry-tiled floors running through the kitchen and dining room.

Having grown gently over more than two centuries, the house has a layout that flows naturally from one room to the next. At its heart is the kitchen/breakfast room, which opens onto the dining room, the snug and the rear hall. As a result, the living spaces feel connected and none sits apart from the rest of the house, while each room keeps its own character. It suits everyday family life and entertaining equally well.

The formal sitting room is a generous 19'4" x 13'0", with a fireplace and built-in bookshelves, and makes a fine room for entertaining. The snug and the adjoining study give quieter spaces to retreat to. Beneath the house is a cellar fitted with wine racking.

A casement door provides access to the garden from a small hall which in turn has stairs rising to the first-floor landing. The principal bedroom is light and spacious having a range of built in wardrobes and steps leading down to a dressing area and en-suite with separate bath and double tray shower. There are three further well-sized double bedrooms and a family bathroom.

Outside

Occupying a substantial corner position, with separate personal gates leading to a mature walled garden and garaging.

The gardens are a particular delight. They are beautifully planted in the traditional English cottage-garden style, with well-stocked borders, mature trees and lawns either side of a brick path that runs the length of the garden. A south-facing patio looks back over the garden to the village beyond, and a sheltered pergola-covered patio beside the cottage is ideal for BBQs and al fresco dining.

The cottage is completed with brick-built store and open sided tandem garage with parking for one vehicle.

Viewing

The property may only be inspected by prior arrangement through King West.
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Council Tax Band
Council Tax Band G

Services
None of the services have been tested by the agents.

Local Authority
Harborough District Council

EPC Rating
Energy Performance Rating D

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 £27 + 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. November 2026