Ayston HallMAin Street, AySton, rUtLAnD, Le15 9Ae

The Hall is constructed in local ashlar stone, is of classical proportions with tall oak sash windows and is characterised by magnificent quality joinery throughout and a high standard of modern appointments having been substantially upgraded by the previous two owners. Later improvements to the property have been the erection of a fine garage and studio block, a stone elevation two storey office and guest suite. An Orangery, garden room, heated swimming pool, sunken all-weather tennis court, treehouse and gardens imported from the Chelsea flower show complete this splendid home.

Ayston is situated approximately one mile from Uppingham, nineteen miles from Leicester and six miles from Oakham with mainline railway services at Oakham, Market Harborough and Peterborough. Sporting and recreational facilities are provided by golf at Luffenham Heath, sailing at Rutland Water and hunting with the Fernie and Cottesmore. The area is favoured with excellent schooling at Oakham, Uppingham and Stamford.

Ayston HAll is A substAntiAl, GrAde ii listed country House set in ApproximAtely 2.42 Acres of mAnicured GArdens, presented to impeccAble stAndArds And exquisitely positioned in tHe HeArt of tHis beAutiful rutlAnd HAmlet, one mile from tHe mArket town of uppinGHAm.

tHis fine fAmily Home is presented witH exquisite tAste And HiGH quAlity ArcHitecturAl detAilinG And fittinGs, And is offered witH tHe AGent’s stronGest recommendAtions

The accommodation which extends to 10,000 square feet or thereabouts briefly comprises magnificent reception and entrance hall, dining room, sitting room, library, breakfast room, kitchen, rear hallway, cloakroom, utility room, media room, study. A staircase and landing to the first and second floors provide master bedroom with elegant fitted bedroom furniture and en-suite bathroom, five further bedrooms and three bathrooms. Vaulted stone cellarage. Outside a stunning outbuilding provides a garage and guest accommodation comprising studio with fully fitted kitchen, oak spiral staircase to two bedrooms, bathroom and office. The grounds extend to 2.42 acres of formal gardens with superb mature trees, Orangery, heated pool and all-weather tennis court and timber outbuilding and stores.

EntrancE Hall

Glazed and timber doors with full height shutters, limestone floor, decorative plaster cornice with decorative gilded plaster cornicing, radiator with timber cabinet, arched display cabinet and matching arched double door to reception hall with full height oak panelling, limestone floor, return staircase to first floor, domed glazed roof light, radiator with oak cabinet, mahogany panelled doors to principal reception rooms.

Dining room

Original carved marble fireplace with open grate, marble hearth, ornate gilded plaster cornice and decorative plasterwork to walls, oak panelling to walls, four radiators in oak cabinets, four tall oak sash windows to the front and side.

Sitting room

Timber panelling to dado rail, four radiators in timber cabinets, gilded plaster cornice, original carved fireplace with marble hearth and open fire, oak sashed windows to the terrace with views towards the Church, window seats.

library

Full height oak panelling to walls, oak book shelving with cupboards under, sash window with window seat and two radiators in oak cabinets, marble fireplace with living flame gas fire, glazed trophy cabinets into recess with cupboards under, lacquered floor with oak insets, decorative gilded coved cornice.

brEakfaSt room

Beech floor, built in store cupboards, stone fireplace with cast iron inset and open hearth, sash window to kitchen garden, shutters, panelled door to rear. Kitchen off

kitcHEn

Oak floor and excellent range of oak crafted kitchen cabinets by Philip Dowse Interiors with polished granite work surfaces, eight drawer and base cabinets, integrated dishwasher, two integrated dishwashers, twin Belfast sink unit, four oven gas fired Aga, integrated microwave oven, five eye level store and display cabinets, Gaggenau gas hob with extractor unit over, central island unit with a twin Neff double oven with a four ring hob set into timber butchers block with preparation sink unit and mixer tap, breakfast table, twin refrigerator set into mahogany cabinet, dresser unit with display shelving, glazed cabinet with storage units under, coved cornice, halogen down lighters.

rEar Hallway

cloakroom

WC, wash hand basin, tiled floor and walls.

Utility room

Extensive range of built in timber cabinets under polished hardwood preparation surfaces, high level tall boy larder units housing gas central heating boilers, hot water tanks, low voltage halogen down lighters, limestone floor, window to the rear terrace and knot garden, Belfast sink unit, ample white appliance space.

UppEr groUnD floor

mEDia room

Windows to the road, low voltage halogen down lighters, two radiator in cabinets, walk in store and cupboard.

StUDy

Window to the road, timber fireplace surround with cast iron inset, radiator, window seat.

batHroom

Victorian roll top ball and claw foot bath with telephone shower fitting, wash hand basin set in marble top with oak cupboard under, high flush suite, walk in glazed shower cubicle, oak shelving, oak floor, sash window to the rear, window seat under.

firSt floor lanDing

Oak panelled landing with radiator in oak cabinet, display cabinet.

maStEr bEDroom

Suite lobby with airing cupboard off. Bedroom with dual aspect sash windows overlooking front and side with timber shutters and window seats, coved cornice, original carved fireplace surround with decorative ceramic inset, two radiators set in beech cabinets.

DrESSing room

Extensive range of hand built wardrobes comprising four full hanging double wardrobes with curved corner cupboards in beech with beech cornice, matching chest of drawers, oak sash window to the front, marble fireplace with cast iron inset.

EnSUitE batHroom

Tiled floor, with twin wash hand basins in marble surface with oak cupboards under, cast iron bath with decorative marble surround in oak panelling, oak framed mirror over, walk in steam room and shower with marble tiling, original cast iron fireplace surround with cast iron and tiled insets, low flush wc, oak display and shelving, low voltage halogen down lighters.

bEDroom two

Sash window to the front, coved cornice, two radiators in cabinets, carved marble fireplace, built in wardrobes, ensuite bathroom off.

EnSUitE batHroom

With short staircase with Victorian ball and claw foot roll top bath, high flush wc, glazed shower cubicle with drench shower, wash hand basin, low voltage halogen down lighters, stone fireplace with cast iron inset, double doors to bedroom, window to road, stone fireplace, radiator in cabinet.

bEDroom tHrEE

Two sash windows to the rear garden with oak window seats, two radiators with oak panelled cabinets, coved cornice, three full hanging oak wardrobes wit rattan inserts and case cupboards over.

bEDroom foUr

Sash window to the road, stone fireplace surround, cast iron inset, radiator, bathroom adjacent.

bEDroom fivE

Radiator, window to the side elevation.

bEDroom Six

Radiator, window to the side elevation.

batHroom

Oak panelled bath, tiled floor, low flush wc, wash hand basin, sash window to the rear, stone fireplace, shelving into chimney breast recess, radiator with cabinet.

OutsideGravelled driveway provides ample car standing space and leads to a magnificent garage block with home office and studio. Garaging for two cars.

GaraGe blOckBuilt in 2002 faced in ashlar stone.

StUDio

Ground floor open plan living area with a high quality fully equipped kitchen with a range of oak drawer and base cabinets in an irocco timber unit with curved cabinets and inset Belfast sink unit, polished granite work surfaces, Neff stainless steel oven with combination microwave over, integrated dishwasher, Gaggenau gas and electric hob. Windows to the rear and side, low voltage halogen down lighters, oak floor.

oak Spiral StaircaSE to tHE firSt floor

A reception landing area and magnificent exposed oak roof. Twin Velux windows to the roof .

cloakroom

Low flush wc, wash hand basin, display unit.

maStEr bEDroom

Oak lined roof and exposed trusses, oak floor and skirtings, window towards the house, Velux roof light to the rear.

bEDroom two

Window to the rear, oak lined roof, floor and skirtings.

batHroom

Shower enclosure with drench shower, panelled bath with ceramic wall and floor tiling, wash hand basin set in to marble surface with cabinet under, Myson heated towel rail.

officE

Magnificent oak exposed structural beam work and oak lining, oak floor and skirting, three velux roof lights, window towards the house.

orangEry

Superb cast iron and curved glazed, flagstone floor with arched timber and glazed doors to garden room

garDEn room

Flagstone floors, curved glazed roof lights, low voltage halogen down lighters, Oak arched window to the gardens and doors to the garden, inset Belfast sink unit set into a hardwood cabinet with marble surface over, cabinet with Liebherr grand cru wine cooler.

cloakroom

Flagstone floor, marble wall tiling, wash hand basin, low flush wc, mirrored wall.

garDEnS

The Grounds extend to approximately 2.42 acres. To the front is a magnificent beech tree, manicured lawned garden with box hedging, external lighting. The grounds are entered via remote wrought iron gates and ironstone walling.

Extensive lawned areas, further mature specimen trees, a croquet lawn, savannah tennis court, limestone retaining walls. Limestone walled former kitchen garden now occupied by a heated outdoor pool with the Church of St Mary in the background.

The knot garden to the rear of the house was an exhibit at the Chelsea Flower Show as was the bamboo treehouse which has a glazed garden room on the upper platform with a refrigerator. Triple bay heritage oak framed tractor store with a detached oak framed drawer and workshop adjacent. Activity area set in a stand of scotts pines with random York stone terrace. Steps to the croquet lawn, stone ballisters.

To the roadside of the property is an attractive garden area set behind a stone wall with small lawn and exquisitely stocked mature shrub borders, with a flagstone pathway to a pedestrian access and rear entrance, enclosed cobbled courtyard provides discrete storage of bins and fuel store, lean to workshop and utility store.

DirEctional notE

From the centre of Uppingham travel via A6003, at the A47 roundabout take the second exit as signposted to Ayston. On entering the village the property is situated on the left hand side.

Ground Floor

First Floor

Ayston Hall - Office

Garage6.41m x 5.57m

Reception8.38m x 5.54m

Up

Down

Bedroom5.54m x 3.28m

Landing2.82m x 2.67m

Office5.64m x 5.56m

Orangery5.93m x 3.53m

E

C

Garden Room10.46m x 3.13m34' 4" x 10' 3"

19' 5" x 11' 7"

18' 6" x 18' 3"

9' 3" x 8' 9"

18' 2" x 10' 9"

27' 6" x 18' 2"

21' 0" x 18' 3"

N

S E

W

Outbuilding

First Floor

Bedroom 35.85m x 5.43m19' 2" x 17' 10"

5.81m x 3.54m19' 1" x 11' 7"

Bedroom 25.97m x 5.60m19' 7" x 18' 4"

Master Suite5.82m x 5.60m19' 1" x 18' 4"

Dressing Room5.40m x 4.57m17' 9" x 15' 0"

Up

Bedroom 66.45m x 3.27m21' 2" x 10' 9"

4.54m x 4.24m14'11'' x 13'11''

Up

Bedroom 4

Down

Study4.56m x 4.23m

Media Room6.14m x 5.63m

Up

Down

Bathroom4.12m x 2.98m

Upper Ground Floor

13' 6" x 9' 9"

14' 11" x 13' 10"

20' 2" x 18' 6"

Cellar

Cellar4.98m x 3.07m

Cellar5.01m x 2.12mCellar

7.08m x 5.46m

Up

16' 5" x 7' 0"

16' 4" x 10' 1"

23' 3" x 17' 11"

Up

Sitting Room9.17m x 5.77m30' 1" x 18' 11"

Dining Room8.50m x 5.77m27' 8" x 18' 11"

Library5.80m x 4.70m19' 0" x 15' 5"

Reception Hall5.24m x 4.82m17' 2" x 15' 10"

Hall6.16m x 4.78m20' 2" x 15' 8"

Up

Kitchen6.22m x 6.15m20' 5" x 20' 2"

Breakfast Room4.46m x 4.01m14' 7" x 13' 2"

Utility Room3.41m x 2.45m11' 2" x 8' 0"

Ground Floor

N

S E

W

Down

Bedroom 5

HomeFar m

8

140.8m

LB

TCB

Pump

4

7

5

11

14

139.6m 12

13

1

Pump

5

Home

Pump

2

pool

T ennis C ourt

Pump17

St Mary's Church

AystonHall

139.9m

Posts

Energy Performance Certificate

15, Main StreetAystonOAKHAMLE15 9AE

Dwelling type: Detached houseDate of assessment: 17 March 2009Date of certificate: 17 March 2009Reference number: 8691-6327-5850-5923-2096Total floor area: 715 m²

This home's performance is rated in terms of the energy use per square metre of floor area, energy efficiency basedon fuel costs and environmental impact based on carbon dioxide (CO²) emissions.

Based on standardised assumptions about occupancy, heating patterns and geographical location, the above tableprovides an indication of how much it will cost to provide lighting, heating and hot water to this home. The fuel costsonly take into account the cost of fuel and not any associated service, maintenance or safety inspection. Thiscertificate has been provided for comparative purposes only and enables one home to be compared with another.Always check the date the certificate was issued, because fuel prices can increase over time and energy savingrecommendations will evolve.

To see how this home can achieve its potential rating please see the recommended measures.

Energy Efficiency RatingCurrent Potential

Very energy efficient - lower running costs

Not energy efficient - higher running costs

England & Wales EU Directive2002/91/EC

The energy efficiency rating is a measure of theoverall efficiency of a home. The higher the rating,the more energy efficient the home is and the lowerthe fuel bills are likely to be.

Environmental Impact (CO²) RatingCurrent Potential

Very environmentally friendly - lower CO² emissions

Not environmentally friendly - higher CO² emissions

England & Wales EU Directive2002/91/EC

The environmental impact rating is a measure of ahome's impact on the environment in terms ofcarbon dioxide (CO²) emissions. The higher therating, the less impact it has on the environment.

Estimated energy use, carbon dioxide (CO²) emissions and fuel costs of this home

Current Potential

Energy use 255 kWh/m² per year 232 kWh/m² per yearCarbon dioxide emissions 30 tonnes per year 28 tonnes per yearLighting £771 per year £395 per yearHeating £3883 per year £3753 per yearHot water £233 per year £195 per year

The address and energy rating of the dwelling in this EPC may be given to EST to provide information onfinancial help for improving its energy performance.

For advice on how to take action and to find out about offers available to help make your home more energyefficient call 0800 512 012 or visit www.energysavingtrust.org.uk/myhome

Page 1 of 6

Energy Performance Certificate

15, Main StreetAystonOAKHAMLE15 9AE

Dwelling type: Detached houseDate of assessment: 17 March 2009Date of certificate: 17 March 2009Reference number: 8691-6327-5850-5923-2096Total floor area: 715 m²

This home's performance is rated in terms of the energy use per square metre of floor area, energy efficiency basedon fuel costs and environmental impact based on carbon dioxide (CO²) emissions.

Based on standardised assumptions about occupancy, heating patterns and geographical location, the above tableprovides an indication of how much it will cost to provide lighting, heating and hot water to this home. The fuel costsonly take into account the cost of fuel and not any associated service, maintenance or safety inspection. Thiscertificate has been provided for comparative purposes only and enables one home to be compared with another.Always check the date the certificate was issued, because fuel prices can increase over time and energy savingrecommendations will evolve.

To see how this home can achieve its potential rating please see the recommended measures.

Energy Efficiency RatingCurrent Potential

Very energy efficient - lower running costs

Not energy efficient - higher running costs

England & Wales EU Directive2002/91/EC

The energy efficiency rating is a measure of theoverall efficiency of a home. The higher the rating,the more energy efficient the home is and the lowerthe fuel bills are likely to be.

Environmental Impact (CO²) RatingCurrent Potential

Very environmentally friendly - lower CO² emissions

Not environmentally friendly - higher CO² emissions

England & Wales EU Directive2002/91/EC

The environmental impact rating is a measure of ahome's impact on the environment in terms ofcarbon dioxide (CO²) emissions. The higher therating, the less impact it has on the environment.

Estimated energy use, carbon dioxide (CO²) emissions and fuel costs of this home

Current Potential

Energy use 255 kWh/m² per year 232 kWh/m² per yearCarbon dioxide emissions 30 tonnes per year 28 tonnes per yearLighting £771 per year £395 per yearHeating £3883 per year £3753 per yearHot water £233 per year £195 per year

The address and energy rating of the dwelling in this EPC may be given to EST to provide information onfinancial help for improving its energy performance.

For advice on how to take action and to find out about offers available to help make your home more energyefficient call 0800 512 012 or visit www.energysavingtrust.org.uk/myhome

Page 1 of 6

Important notIceJames Sellicks for themselves and for the Vendors whose

agent they are, give notice that:the particulars are intended to give a fair and substantially

correct overall description for the guidance of intending purchasers and do not constitute part of, an offer or contract.

prospective purchaser(s) and lessees ought to seek their own professional advice.

all descriptions, dimensions, areas, reference to condition and if necessary permissions for use and occupation and

their details are given in good faith and believed to be correct. any intending purchaser(s) should not rely on them

as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness

of each of them.no person in the employment of James Sellicks has any authority to make or give any representation or warranty,

whether in relation to this property or these particulars, nor to enter into any contract relating to the property on behalf

of the Vendors.no responsibility can be accepted for any expenses incurred

by any intending purchaser(s) in inspecting properties that have been sold, let or withdrawn.

meaSurementS and other InformatIonall measurements are approximate.

Whilst we endeavour to make our sales particulars accurate and reliable, if there is any point which is of particular

importance to you, please contact this office and we will be pleased to check the information for you, particularly if

contemplating travelling some distance to view the property.

market harborough office13 church Street

market harborough Le16 7aa01858 410008

mh@jamessellicks.com

Leicester office56 Granby Street

Leicester Le1 1dh0116 285 4554

info@jamessellicks.com

www.jamessellicks.com