Rectory Lane, Breadsall, DE21 5LL

Part of the exclusive Brookside Farm development which includes just two barn conversions, development of the existing farmhouse and two new build homes.

This picture perfect part of Brookside Road is known as locally as Frog Lane and leads out to spectacular countryside walks.

The property sits to the rear of the development with fields to the side and lovely views of Breadsall church.

To the front of the house is a large gravelled parking and turning area which also provides access to the paddock and the site of a derelict farm building which may provide potential to develop as a garage or ancillary accommodation, subject to planning permission.

Entrance to the property is via a light and airy reception hall with stairs rising to the first floor with an oak and glass panel balustrade and a large under stairs storage.

Doors lead off to the ground floor living spaces and light wood effect flooring with under floor heating extends throughout the ground floor of the property.

The guest WC is fitted with a low flush WC and vanity wash basin with storage beneath, chrome heated towel radiator and window to the front.

The kitchen sits to the right hand side of the entrance hall and runs the full depth of the property with windows overlooking the front elevation and bi-fold doors that open out onto the rear patio.

The kitchen area is fitted with a quality range of base and eye level units with under unit lighting, quartz worksurfaces, a double sink, tiled splashbacks, full height larder units and a range of integrated appliances including a washing machine and tumble dryer, dishwasher, 70/30 fridge freezer plus a second under counter freezer, built-in eye level oven, eye level combination oven and microwave plus an induction hob with extractor hood over.

There is plenty of space remaining for a large dining table and soft furnishings.

Glazed double doors lead off into the living room which is a lovely space with floor to ceiling windows at the end of the room providing stunning rural views and bi-fold doors open to the rear with direct access out into the garden.

A contemporary living flame effect fireplace is installed on the internal wall and forms another focal point.

Moving back thorough to the opposite side of the house there is a generous double bedroom overlooking the front elevation with an en suite shower room fitted with a low flush WC, vanity wash basin with storage beneath, chrome heated towel rail and window to the side.

The bedroom is currently used as a home office but is great if you have a family member who needs lateral living or for a teenage child that might be coming in a little late at night.

On the first floor stairs lead to a central landing with an oak and glass panelled balustrade, fitted carpet and a built-in airing cupboard. Doors lead off to the bedrooms and family bathroom.

The master bedroom is a lovely room with fitted carpets, a radiator, an excellent range of fitted wardrobes and a window to the front.

It has its own en-suite shower room fitted with a low flush WC/bidet, vanity wash basin with storage beneath, chrome heated towel rail and window to the front.

There are two further double bedrooms both with radiators that are served by the family bathroom fitted with a panelled bath with shower over and glass screen, low flush WC and a vanity wash basin with storage beneath, chrome heated towel rail and window to the front.

Outside to the rear of the house is a generous south facing garden benefitting from a high degree of privacy and wonderful countryside views.

The garden is mainly laid to lawn with a sleek paved patio that runs along the full width of the house providing plenty of space for outdoor entertaining.

Gated access at the side leads out onto the front of the house. There is also a very picturesque one acre paddock offered for sale by separate negotiation.

This lovely piece of gently undulating mature pasture is surrounded by trees, great for children to play on or for anyone with a love for animals including horses of course, with bridleways leading out of the village from the far end of Rectory Lane.

About the area - Breadsall village is a very popular residential location on the outskirts of Derby with excellent transport links including the A38 and A52.

The village itself benefits from a recently constructed primary school, village hall with cricket club, café/bistro, church and easy access to a nearby large supermarket, and pleasant walks around the surrounding countryside as well as access onto the Great Northern Greenway.

Tenure: Freehold (purchasers are advised to satisfy themselves as to the tenure via their legal representative).

Please note: It is quite common for some properties to have a Ring doorbell and internal recording devices. There is an overage clause on the paddock.

Property construction: Brick and tiled roof Parking: Off road Electricity supply: Mains Water supply: Mains Sewerage: Mains Heating: Mains gas (Purchasers are advised to satisfy themselves as to their suitability).

Broadband type: See Ofcom link for speed: Mobile signal/coverage: See Ofcom link Local Authority/Tax Band: Erewash Borough Council / Tax Band E Useful Websites: Our Ref: JGA/10072025 The property information provided by John German Estate Agents Ltd is based on enquiries made of the vendor and from information available in the public domain.

If there is any point on which you require further clarification, please contact the office and we will be pleased to check the information for you, particularly if contemplating travelling some distance to view the property.

Please note if your enquiry is of a legal or structural nature, we advise you to seek advice from a qualified professional in their relevant field.

We are required by law to comply fully with The Money Laundering Regulations 2017 and as such need to complete AML ID verification and proof / source of funds checks on all buyers and, where relevant, cash donors once an offer is accepted on a property.

We use the Checkboard app to complete the necessary checks, this is not a credit check and therefore will have no effect on your credit history.

With effect from 1st March 2025 a non-refundable compliance fee of £30.00 inc.

VAT per buyer / donor will be required to be paid in advance when an offer is agreed and prior to a sales memorandum being issued.