Little Barnsdale, Oakham, LE15 6HN

Oakham (0.5 miles) Uppingham (6 miles), Stamford (11 miles), Leicester (20 miles) (Available by direct local train for mainline service), Peterborough (24.5 miles) (Trains to London Kings Cross in 50 minutes), All times and distances are approximate.

SITUATION Little Barnsdale enjoys a prime position just a short walk from the thriving and picturesque market town of Oakham, nestled in the heart of Rutland.

Oakham offers a rich blend of historic charm and modern convenience, featuring an excellent array of independent boutiques, high-street shops, cafés, pubs, restaurants, and essential services including train and bus stations, supermarkets, pharmacies, and a hospital.

The town also benefits from a twice-weekly traditional markets and a variety of cultural and community events throughout the year.

Oakham was named one of the best places to live in the UK in 2025 by The Times. Education in the area is outstanding, with a choice of well-regarded primary and secondary schools.

Prestigious independent schools such as Oakham School, Uppingham School, and Stamford School are all within easy reach, making the area particularly attractive to families.

Little Barnsdale is located on Catmose Park Road, one of Oakham’s most desirable residential streets, known for its countryside surroundings and easy walking access to the town centre.

The property is ideally positioned for commuting, with Oakham railway station nearby providing connections to major hubs.

In addition, Leicester, Nottingham, Peterborough, Corby are all easily accessible by road and rail, each offering direct mainline services to London with journey times of around an hour.

The surrounding countryside is nothing short of spectacular, with the renowned Rutland Water just minutes away.

This expansive nature reserve and reservoir offers an abundance of outdoor pursuits including sailing, cycling, scenic walking trails, birdwatching, and fishing.

For golf enthusiasts, there is an excellent choice of courses nearby including Rutland Water Golf Club, Luffenham Heath, Greetham Valley, and the historic Burghley Park Golf Club.

Little Barnsdale combines the best of town and country living, a peaceful and prestigious address with everything you need right on your doorstep.

DESCRIPTION Little Barnsdale is an Exceptional Oak Frame property in a Secluded Countryside Setting.

Set behind a gravel driveway and nestled within established gardens, this striking oak frame property offers a rare blend of craftsmanship, design, and tranquillity.

Uniquely designed with precision and care, by award-winning and Grand Design featured architect Roderick James. The property is approached by a smart timber-decked entrance and welcoming front door.

Inside, the entrance hall opens into a light and bright reception space crowned by a striking roof lantern.

Off the entrance hall is the snug with a charming bay window and bespoke built-in storage, with views over the picturesque front garden.

Light pours into this space, creating a calm and inviting atmosphere. Steps lead down to a stunning 41ft. open-plan kitchen - living - dining room, an architectural highlight of the home.

Framed by double height, vaulted, exposed oak beams, artisan-crafted by Carpenter Oak, the space includes impressive skylights and large glazed openings, flooding the room with natural light.

Fired Earth Tiles and underfloor heating add a sense of comfort and quality beneath the striking beams.

The living area features a modern inset fireplace (suitable for both bioethanol fuel and logs) and a triple set of double doors, all opening onto the main deck with seasonal views across open countryside.

The bespoke kitchen, designed by Noble Russell, centres around a curved Corian Island and breakfast bar with clever lighting that enhances the space.

Integrated appliances include two ovens, gas hob and fridge. Steps from the kitchen lead up to a practical scullery fitted with a dishwasher, double sink, fridge-freezer, and pantry storage.

Beyond is a dedicated laundry room with plumbing in place for a washing machine, and further access to a covered storage area.

A private guest suite bedroom is discreetly positioned off the scullery, complete with its own en-suite featuring a bath with overhead shower and fitted vanity unit.

This bedroom enjoys peaceful garden views to the front elevation and excellent natural light, with a separate sitting and office area.

Adjacent is a convenient downstairs WC, storage cupboard, and further utility space.

The impressive principal suite can also be found on the ground floor, which features fitted wardrobes, and an en-suite shower room through large sliding doors that benefits from underfloor heating and enjoys views to the front garden through expansive windows.

UPSTAIRS Glass balustrades and exposed oak detailing continue the home’s architectural language upstairs.

A handcrafted oak staircase leads to the gallery landing, featuring an impressive skylight above, and an open mezzanine office space overlooking the kitchen and living area.

French doors open to a private balcony offering far-reaching views over the treetops, garden and countryside beyond.

Up a short flight of steps lies another bedroom tucked into the eaves, complete with a built-in wardrobe and Jack and Jill access to a well-appointed guest bedroom.

An additional bedroom features skylight windows, and generous fitted storage.

A stylish family bathroom completes the first floor, with Fired Earth pebble flooring, bath, handheld shower, and vanity unit.

OUTSIDE Set within beautifully designed grounds, this exceptional property is surrounded by a harmonious blend of formal and informal garden spaces.

To the front, a generous gravel driveway provides ample off-road parking, framed by a charming lawned garden with mature trees, established planting, and flowering shrubs that offer both colour and seclusion.

A decked veranda welcomes you to the home, while a picturesque rose arbour guides you to a peaceful breakfast nook, an ideal spot to enjoy the tranquillity of the garden.

The south-facing rear garden is thoughtfully tiered across four decked levels, cascading down to a lush lawn bordered by tropical plants, ornamental shrubs, and specimen trees, all carefully positioned to ensure complete privacy.

Tucked beside a meandering stream is a secluded seating area and an artisan-crafted bridge that leads to an open paddock, complete with an orchard boasting a selection of apple and pear trees.

Little Barnsdale sits on a substantial plot of approximately one acre in the former historic arboretum of Catmose House.

It overlooks protected parkland to the front and rolling countryside to the rear. The gardens were designed by RHS medal- winner, Soo Spector.

This exceptional property is a rare find, meticulously constructed, rich in oak character, and tucked within a beautifully considered setting.

GENERAL REMARKS Services Mains water, electricity, gas and drainage are connected. Gas central heating. None of the services have been tested by the agents.

Fixtures and 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.

Statutory Authority Rutland County Council Council Tax Band F Plans Areas and Schedules The plans and associated acreages have been prepared for illustrative purposes and their accuracy cannot be guaranteed.

Rights of Way, Easements, Way Leaves 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.

Tenure Freehold Viewing The property may only be inspected by prior arrangement through King West.

Directions From the A606, Follow Stamford Road, go straight over the roundabout, following signs to Oakham (B640). Catmose Park Road is the first turning on the left.

You will find Little Barnsdale (12 Catmose Park Road) further along the cul-de-sac, opposite the green turning point.

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. June 2025.