73, Berryfield Road, Market Harborough, LE16 8XD

Calling builders, developers & families looking for something A little DIFFERENT2 Bed Semi-Detached Bungalow plus a Separate Annexe Already At First-Fix Stage …Please quote CM0102 when requesting further information or to arrange a viewing.

Being Sold via Modern Method of Auction – Contact for More Information.

calling builders, developers & families looking for something A little different… Every now and again, I walk up the drive of a property and immediately think, “There’s a real opportunity here.”This was one of those times.

Set back on a generous corner plot towards the end of a quiet cul-de-sac in the village of Cottingham, with playing fields alongside and open countryside seemingly wrapping itself around you, this is certainly not your average two-bedroom bungalow.Yes, the bungalow itself needs some updating — but that's only half the story.

Because sitting alongside it is something that makes this property far more interesting.

A substantial brick-built annexe has already been constructed and taken to first-fix stage, with planning permission and the relevant sign-offs in place.

And suddenly, the possibilities start to open up. Perhaps you're a builder or developer looking for a project where much of the groundwork has already been done.

Maybe you're looking for a home where Mum or Dad can live independently but still be just a few steps away.

Perhaps it's for a grown-up child who isn't quite ready — or, given house prices, financially able — to completely fly the nest.

Or maybe you simply want a home with additional space that you can finish and shape around the way you want to live.Whatever brings you here, one thing becomes obvious pretty quickly…there's much more to this property than first meets the eye.

So, let's start with the bungalow itself… And once you’ve finished exploring all that countryside, the entrance porch suddenly becomes a lot more useful than you might first think.

With doors to both the front and rear, it’s a really generous space with built-in storage and plenty of room to kick off the walking boots, hang up the coats and maybe add a plant or two before heading into the bungalow.

And if you’ve got a four-legged member of the family, you’ll appreciate it even more — because after a long, muddy walk through the fields, this is exactly where the towel comes out and the dog gets dried off before being allowed anywhere near the rest of the house!

Practical? Absolutely. But when you’ve got countryside like this on your doorstep, it’s the kind of practical space you’ll probably use every single day.

From the porch, step through into the hallway and you begin to get a proper feel for the bungalow itself.

It’s surprisingly light and welcoming, with the accommodation flowing naturally from here and giving you that sense of space that you don’t always expect from a bungalow.

There’s nothing complicated about the layout — and that’s part of its appeal.

Everything is where you’d expect it to be, the rooms are nicely proportioned and you can immediately see that there’s a really good home here to work with. And that’s important with this property.

You’re not walking around thinking “Where on earth do I start?” You’re looking around thinking about what you’d change, what you’d keep and how good it could be once you’ve put your own stamp on it.

From here, we’ll head into the lounge… we move into the front-facing lounge, and this is one of those rooms that just feels comfortable the moment you walk in.

A large double-glazed window allows plenty of natural light to stream through, while the elegant fireplace gives the room a lovely focal point and brings that all-important cosy feel.

There’s plenty of space here for a good-sized sofa, your favourite armchair, side tables and all those little things we collect over the years that turn a room into home sweet home.

Yes, you may want to change the décor and put your own stamp on it, but the important ingredients are already here — good proportions, plenty of light and a room that feels genuinely welcoming.

You can easily picture a winter evening in here, curtains closed, fire on, feet up and nowhere else you particularly need to be. And sometimes, that’s exactly what a lounge should be.

And then we come to the kitchen… and there’s a lot to like in here.

Another front-facing room, the large window lets in plenty of natural light and also gives you the perfect opportunity to have a little nosey at what’s happening outside while you’re cooking or doing the washing-up — because let’s face it, we all do it!

There’s a real farmhouse feel to this kitchen.

The wooden cabinetry and worktops sit beautifully alongside the porcelain Belfast sink, giving the room a warm, homely character, while the cream gloss brick-style tiles bring in just enough of a modern touch.

Farmhouse meets contemporary — and it works.

There’s plenty of workspace, good storage, the perfect location to prepare the Sunday morning fry-up or the dinner after a long day.It’s not trying to be a glossy show-home kitchen where you’re frightened to leave a mug on the feels like a kitchen that’s actually meant to be cooked in, lived in and enjoyed — and there’s an awful lot to love about that.

Then we move through to bedroom one, a proper double bedroom positioned at the rear of the bungalow, so it feels that little bit more private and tucked away from the road.

There’s plenty of room for a double bed and the usual bedroom furniture without everything feeling squeezed in, while the rear-facing window brings in good natural light during the day.

It’s comfortable, nicely proportioned and, being at the quieter end of the bungalow, exactly what you want when the day is done — close the curtains, switch off and settle in for a good night’s sleep.

Bedroom two sits just off the lounge and is a good-sized single room that works perfectly well as a bedroom just as it is, with space for a bed and additional furniture.But if you don’t need that second bedroom, this is where the layout gives you a little flexibility.

It could just as easily become a separate dining room, a hobby or craft room, a home office or simply somewhere to escape with a good book and shut the door for an hour.Bedroom if you need it, something completely different if you don’t — the choice is yours.

And finally, we come to the bathroom — and whether you’re someone who wants a quick shower in the morning or prefers to shut the door and disappear into a hot bath at the end of the day, you’re covered.

There’s a full-sized bath with shower over, wash basin and WC, with the room fully tiled and a frosted window bringing in plenty of natural light while keeping things private.It’s neat, practical and does exactly what a bathroom should do.

Quick shower when you’re running late, long soak when you’re definitely not.

And that completes the bungalow itself… but don’t go anywhere just yet, because outside is where this property starts to get really interesting....

And now for the bit that really changes things… Step back outside and sitting alongside the bungalow, on the same generous plot, is the part of this property that opens up a completely different world of possibilities.

Here you’ll find a purpose-built annexe, already constructed to first-fix stage, with the walls, windows and roof in place.

The work completed so far has been signed off and the annexe benefits from full planning permission, so rather than starting with a sketch on the back of an envelope, much of the hard work has already been done.

And this is where you can start having some fun with the possibilities. Perhaps Mum or Dad would love their own independence while still being just a few steps away from the family.

Maybe you have a grown-up son or daughter who would quite like to fly the nest — but, given today’s house prices, could do with the nest being somewhere at the bottom of your garden for a while!

It could also appeal to someone considering guest accommodation, a home-based workspace or, subject to any necessary consents and regulations, potential rental or holiday-let use.

The layout has already been designed with independent living in mind.

There’s a generous main living/sleeping space, with French doors opening directly onto the rear garden, a separate room to the rear intended as the bathroom and another to the front designed as the kitchenette.

Then there’s the adjoining garage.

This has also been built with cavity-wall construction, giving the next owner the potential to explore incorporating or converting that space in the future if required, subject of course to any further permissions or building regulations needed.

For a builder or developer, it’s an opportunity to pick up a project where a substantial amount of work has already been completed.

For a family, it could create that increasingly sought-after balance of living together without actually having to live on top of one another.

And for someone with a completely different idea?......Well, that’s perhaps the best thing about it. The structure is here. The planning is in place. The project has begun.

What it eventually becomes is where your chapter starts. The Property Details Entered via Upvc part glazed door to entrance porch Entrance Porch UPVC door's to front and rear of porch.

Storage cupboards. Tiled floor. Door to entrance hall. Entrance Hall. Doors to rooms. Wall mounted radiator. Coving.

Lounge 4.27m x 3.18m (14'0" x 10'5") Large double glazed lead effect window to front elevation. Coving Stone fireplace and hearth. Loft access .

Large wall mounted radiator Kitchen 2.34m x 2.24m (7'8" x 7'4") Large double glazed lead effect window to front elevation. A selection of wall mounted and floor standing storage units.

Ample work surface space. "Belfast Sink" with mixer swan neck tap above. Cream gloss brick style tiling to water sensitive area's. Cupboard housing hot water tank. Lino flooring .

Wall mounted radiator. Adjustable spot lights Bedroom One 3.48m x 3.2m (11'5" x 10'6") max Double glazed lead effect window to rear elevation. Wall mounted radiator. Coving.

Bedroom Two 3.48m x 1.96m (11'5" x 6'5") Double glazed lead effect window to rear elevation. Wall mounted radiator. Coving.

Bathroom 2.51m x 1.83m (8'3" x 6'0") Double glazed lead effect obscure window to rear elevation. Wall mounted radiator. Coving. Panelled bath with Mixer tap above and Shower attachment.

Glass shower screen and shower. Low level WC and hand wash basin. Fully tiled. Annexe Main Living Space 3.65m x 5.63m ( 12'0" x 18'5") Double glazed part glazed door to front elevation.

Double glazed window to front elevation. Double glazed window to rear elevation. Double glazed French Doors to rear garden.

Annexe Bathroom - 2.06m x 1.72m ( 6'9" x 5'8") Double glazed obscure windows to front elevation Annexe Kitchen 2.06m x 2.01m (6'9" x 6'7") Double glazed window to front elevation.

Garage 5.54m x 3.02m (18'2" x 9'11") Up and over door. Outside Space Corner Plot with Timber fencing and hedgerow.

Lawn area to front - Perfect for off road parking - Slabbed area at the back - good size space.

A village with A story to tell… There are villages that look pretty on the drive through… and then there are villages where you can genuinely imagine putting down roots......Cottingham is very much the latter.

Tucked into the beautiful Welland Valley, with countryside seemingly waiting at the end of the road, Cottingham manages that increasingly difficult trick of feeling wonderfully rural without leaving you wondering where civilisation has gone.

And Berryfield Road fits rather nicely into village life. It’s an established residential setting, away from the hustle and bustle of a large town, where life feels just that little bit calmer.

The village primary school is actually located on Berryfield Road itself — particularly handy for families who would rather the school run didn't involve military-level planning every morning.

One of the real pleasures of living in Cottingham is just how much you have around you.

Just down the road is East Carlton Country Park, with 102 acres of parkland and woodland to explore, waymarked walking trails, a children’s play area, café and woodland shop — and it’s dog-friendly too, so there’s really no excuse for the four-legged member of the family not getting their steps in.

The park was once the deer park surrounding East Carlton Hall, giving all those weekend walks a little history as well.

Then there’s Rockingham Castle, sitting high above the Welland Valley and bringing some fairly serious history to the neighbourhood.

Founded by William the Conqueror, it was once a royal hunting lodge and was visited by English kings for centuries; much later, Charles Dickens visited five times as a friend of the Watson family.

Not many villages can claim something quite like that practically on the doorstep. And Cottingham itself still has those little things that make village life work.

There’s The Village Store & Cafe on Corby Road for the everyday essentials or a coffee, while The Royal George on Blind Lane gives you a proper village pub close to home.

When you need the bigger shops, Corby is only a short trip away.

So you can have the fields, footpaths, village pub and countryside on your doorstep… without having to give up the conveniences of everyday life. And for me, that’s a pretty good combination.

Disclaimer: Please note that some photographs have been digitally enhanced with CGI furniture for illustrative purposes only.

These images are intended to demonstrate potential room layout and should not be considered an accurate representation of the property's current appearance, contents or furnishings.

Auctioneer Comments: This property is for sale by Modern Method of Auction allowing the buyer and seller to complete within a 56 Day Reservation Period.

Interested parties' personal data will be shared with the Auctioneer (iamsold Ltd). If considering a mortgage, inspect and consider the property carefully with your lender before bidding.

A Buyer Information Pack is provided, which you must view before bidding. The buyer is responsible for the Pack fee.

For the most recent information on the Buyer Information Pack fee, please contact the iamsold team.

The buyer signs a Reservation Agreement and makes payment of a Non-Refundable Reservation Fee of 4.5% of the purchase price inc VAT, subject to a minimum of £6,600 inc. VAT.

This Fee is paid to reserve the property to the buyer during the Reservation Period and is paid in addition to the purchase price. The Fee is considered within calculations for stamp duty.

Services may be recommended by the Agent/Auctioneer in which they will receive payment from the service provider if the service is taken. Payment varies but will be no more than £960 inc. VAT.

These services are optional Disclaimers 1.

Money laundering regulations - Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.

2. These particulars do not constitute part or all of an offer or contract. 3. The measurements indicated are supplied for guidance only and as such must be considered incorrect. 4.

Potential buyers are advised to recheck the measurements before committing to any expense. 5.

Carl Myers or eXpuk has not tested any apparatus, equipment, fixtures, fittings or services and it is the buyers interests to check the working condition of any appliances. 6.

Carl Myers or eXpuk has not sought to verify the legal title of the property and the buyers must obtain verification from their solicitor.