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11 Grass Yard
PE28 0HQ

Selling Price: £750,000 Freehold

Oliver Russell Property Consultants are delighted to have received instructions to bring to the market a highly individual detached home, situated in a quiet cul-de-sac, a moments walk from the High Street, of the Historic small market town of Kimbolton. Ryelands, originally forming part of the Duke Of Manchester's Estate, constructed originally in the 1820s, for many years functioned as the local School, after closure the building found new lives as the Estate Office and latterly work shop space, before being lovingly restored and extended by the current owners and a respected local builder in 2011 to provide over 2600 Sq Ft (241.54 Sq M) of living accommodation, including an integral garage, walled rear garden & extensive off road parking to the front of the house. ..

Transport links to Kimbolton are provided by way of the B645, which provides access to the A1 and the market town of St Neots, in approximately 9 miles. The B660 provides access to the A14 in approximately 3 miles. There are direct rail connections to London Kings Cross and St Pancras from St Neots (10 miles) and Bedford (12 miles) respectively with a travel time of approximately 45 minutes.The University City Of Cambridge and the centre of the innovative Silicon Fen, is approximately 30 miles to the east, with access to both London Stansted & London Luton in approximately an hours drive time.

Kimbolton hosts the leading Independent Kimbolton School, providing pre prep, prep and senior schooling. The town also provides the Kimbolton Primary Academy.

Alternative independent schools are available at Wellingborough School (17 miles), Bedford (14 miles) including Bedford School, Bedford Girls School, Bedford Modern School, Rushmoor and St Andrews School. Oundle School is approximately 16 miles to the north west.

Drive, Front Garden :
Situated on Grass Yard, a private road, directly off the High Street, Ryelands has a sweeping gravelled front drive, with dwarf reclaimed brick boundaries, and an array of mature shrubs and tropical palm trees.

The front drive provides ample opportunity for parking several cars with a paved path leading from paved parking spaces directly to the front of the garage. There is a side gate providing access to the rear walled garden.

Entrance Porch:
Reconstructed from reclaimed brick to provide an open porch with a flagstone floor.. Hand made Oak front door with leaded stained glass panel.

Reception Room: 8m (26ft 3in) x 2.85m (9ft 4in)
Stunning reception room with full height to roof eaves in part, currently used as an entertaining and dining room by the owner. The original Herringbone pattern parquet floors have been restored and relaid. The original cast iron fire place and surround provides a focal point with wood burning stove in-situ. There is an under stairs storage area. Radiator. Double glazed windows to front aspect. Stair case to first floor.. Double internal French windows to Kitchen / Breakfast room, door to bedroom 3 and door to lounge.

Reception Room Dining Area:

Lounge: 5.11m (16ft 9in) x 3.91m (12ft 10in)
Generous lounge, with dual aspect double glazed windows to front and rear, with full height French windows to rear walled garden. The reclaimed parquet flooring continues through from the reception room into the lounge. There is a feature brick fireplace with a gas fired enamel stove, floor brick tiled hearth, and period timber surround. Two radiators.

Kitchen-Breakfast Room: 10.06m (33ft 0in) x 3.61m (11ft 10in)
Bathed in natural light, the open plan kitchen-breakfast room, at 33 Ft in length , provides a wonderful room for food preparation and informal dining, the continuation of the original reclaimed herringbone patter parquet flooring continues through from the reception room. With French windows to the rear garden and two double glazed windows to the rear aspect.

The fitted kitchen provides a range of hand built base level units and built in dresser. Black granite work tops, with stainless steel sink, tiled recess housing Aga Rangemaster cooker with 6 ring gas hob. Integral fridge, bin cupboard and Miele dishwasher. Radiator, kick space heater, recessed ceiling down lighters.

The breakfast -dining area provides generous space for informal dining. Opening through to the rear hall.

Breakfast Room:


Rear Hall:
Tiled flooring, doors to bedroom 3, shower room and the utility room.

Utility Room: 4.27m (14ft 0in) x 2.74m (9ft 0in)
Fitted utility room with double glazed window to rear aspect, tiled flooring, a range of base and eye level units, with tiled splash backs and wood laminate work tops. Stainless steel sink and draining board, space for washing machine, tumble dryer and fridge freezer.Radiator. Door to integral garage.

Shower Room:
Shower room with tiled flooring, and half height tiled walls, comprising of white 3 piece suite, with over sized shower enclosure, pedestal wash hand basin and WC. Radiator, shaver socket, extractor, double glazed window to rear aspect. Heated towel rail.

Airing Cupboard:
Large airing cupboard housing, boiler and hot water cylinder.

Integral Garage-Workshop: 7.59m (24ft 11in) x 5.08m (16ft 8in)
Over sized single garage, with light and power and remote front loading door. Fitted water softener and door to rear garden.

Bedroom 3: 4.45m (14ft 7in) x 3.05m (10ft 0in)
Double bedroom, with double glazed window to front aspect, radiator.

Landing & Home Office Area : 4m (13ft 1in) x 2.7m (8ft 10in)
Vaulted ceiling, with exposed Oak A Frame and painted roof trusses, Conservation Velux window, this area is currently utilised as home office, but could also be used as an informal guest bedroom space, and has the possibility for a further partition.

Bedroom 1: 4.88m (16ft 0in) x 4.14m (13ft 7in)
Large double bedroom featuring vaulted ceiling with exposed roof trusses and painted beams. Radiators, two dormer windows to the rear garden. The bedroom benefits from its own dressing room

Bedroom 1Dressing Room: 2.6m (8ft 6in) x 2.5m (8ft 2in)
Conservation Velux window to front aspect, fully fitted dressing room with a range of fitted wardrobes, & cupboard space. Exposed roof trusses. Radiator.

Bedroom 1 En-Suite Bathroom: 2.6m (8ft 6in) x 2.5m (8ft 2in)
En-suite bathroom, Conservation Velux to front aspect, providing white 3 piece suite, comprising of panel bath , with shower attachment, tiled surround, pedestal wash hand basin and WC. Tiling to half height, tiled floors, built in vanity storage with ceramic tops.

Bedroom 2: 5.16m (16ft 11in) x 4.57m (15ft 0in)
Generous double bedroom featuring vaulted ceiling with exposed roof trusses and painted beams. Exposed Oak A frame, two dormer windows to the rear aspect, port hole window to side aspect. Radiators.

Bedroom 2 Dressing Room: 2.6m (8ft 6in) x 2.5m (8ft 2in)
Conservation Velux window to front aspect, fully fitted dressing room with a range of fitted wardrobes & cupboard space. Exposed roof trusses.Radiator.

Bedroom 2 En-Suite Shower Room:
En-suite shower room, conservation Velux to front aspect, providing white 3 piece suite, comprising of over sized corner shower enclosure, basin mounted on a vanity unit, WC, radiator. Tiling to floor and half height, exposed roof trusses.

Garden Room: 2.74m (9ft 0in) x 2.74m (9ft 0in)

Rear Garden: 16.76m (55ft 0in) x 15.54m (51ft 0in)
Fully landscaped walled rear garden, some 10 Ft in height, with a combination of low maintenance paved patio seating areas and gravelled areas. Feature circular brick raised flower bed and well stocked borders. Mature Olive tree, outside lighting and water supply with side storage area. Oil storage tank and greenhouse.

Rear Garden View: