Leadendale Lane, Rough Close, ST3 7NL

Charming three bedroom detached home with outbuildings and a 2.5 acres paddock.

Requiring Modernisation A rare opportunity to acquire this substantial three bedroom detached residence, set in a tranquil rural location and offering enormous potential for improvement and personalisation.

The property occupies a generous plot with spacious gardens, a mature orchard, and an adjoining 2.5 acre field, ideal for those seeking a smallholding, equestrian use, or simply room to enjoy the outdoors.

Original oak beams, multi fuel burners and character features throughout add timeless charm, making this a perfect project for buyers looking to restore and enhance a country home.

The flexible accommodation includes: Three reception rooms, one to the ground floor and two to the first floor, offering excellent living and entertaining space Three bedrooms, including a ground floor bedroom for added convenience.

Ground floor bathroom and first floor WC A traditional kitchen with scope for extension or redesign to the first floor.

Externally, the property benefits from spacious mature gardens, ample off-road parking for multiple vehicles, an attached garage and a detached garage with stable to the rear, all set within a picturesque countryside setting.

While the property is in need of modernisation, it offers an exceptional opportunity to create a truly bespoke rural home in a sought-after location.

Viewing is highly recommended to appreciate the potential on offer.

Please call the Longton branch For sale by public auction at The DoubleTree by Hilton, Etruria Hall Festival Way, Staffordshire, ST1 5BQ on Monday 14th July 2025 at 6.30pm.

We also offer remote bidding via internet, telephone or proxy. To register to bid on this Lot, or to download the Legal Pack - please see the Butters John Bee website or call the auction team direct.

Common Auction Conditions This property is sold subject to our Common Auction Conditions (a copy is available on request) Buyers Administration Fee A buyer’s administration fee of £1,800 inc VAT is applicable to this lot.

The purchaser will pay the fee whether the property is bought before, at or following the auction date Legal Pack Purchasing a property at auction is a firm commitment that carries the same legal implications as a signed contract by private treaty.

It is important that you consult with your legal adviser before bidding and also your accountant regarding the impact of VAT, if applicable, on the sale price.

The legal pack can be viewed online via our website Legal packs can also be viewed at the selling office.

These documents should be passed to your legal adviser as they will help you make an informed decision about the lot.

If you need further legal information please contact the vendor’s solicitor whose details will be in the auction catalogue.

Remember that you buy subject to all documentation and terms of contract whether or not you have read them Viewings To view this lot, please contact the Longton office Bidding Please contact our auction department direct on for further information or email .

Further details are available in the catalogue - Addendum Check the latest addendum at buttersjohnbee.com for any alterations or changes to the catalogue Guide Price An indication of the seller’s current minimum acceptable price at auction.

The guide price or range of guide prices is given to assist consumers in deciding whether or not to pursue a purchase.

It is usual, but not always the case that a provisional reserve range is agreed between the seller and the auctioneer at the start of marketing.

As the reserve is not fixed at this stage and can be adjusted by the seller at any time up to the day of the auction in the light of interest shown during the marketing period, a guide price is issued.

This guide price can be shown in the form of a minimum and maximum price range within which an acceptable sale price (reserve) would fall, or as a single price figure within 10% of which the minimum acceptable price (reserve) would fall.

A guide price is different to a reserve price (see separate definition).

Both the guide price and the reserve price can be subject to change up to and including the day of the auction Reserve The seller’s minimum acceptable price at auction and the figure below which the auctioneer cannot sell.

The reserve price is not disclosed and remains confidential between the seller and the auctioneer.

Both the guide price and the reserve price can be subject to change up to and including the day of the auction Proof of Identity To comply with Money Laundering Regulations, on acceptance of an offer for purchase or letting, the buyer or prospective tenant will be required to provide identification to Butters John Bee.

Where a property is due to go to auction, all bidders will be required to register prior to auction Disclaimer Butters John Bee Estate Agents also offer a professional, ARLA accredited Lettings and Management Service.

If you are considering renting your property in order to purchase, are looking at buy to let or would like a free review of your current portfolio then please call the Lettings Branch Manager on the number shown above.

Butters John Bee Estate Agents is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position.

We make detailed enquiries of the seller to ensure the information provided is as accurate as possible. Please inform us if you become aware of any information being inaccurate.

Porch   3'0" x 8'10" (0.93m x 2.70m) Entrance Hall   7'10" x 10'0" (2.39m x 3.06m) Sitting Room   12'5" x 11'9" (3.80m x 3.60m) Ground Floor Bedroom   8'1" x 13'3" (2.48m x 4.04m) Utility Area   5'0" x 9'8" (1.53m x 2.96m) Ground Floor Bathroom   1.836x2.819 sink area x 1.830x 2.032, shower area Dining Room   15'4" x 15'0" (4.69m x 4.59m) Lounge   14'5" x 16'2" (4.41m x 4.95m) Kitchen   9'10" x 10'6" (3.02m x 3.21m) Cloakroom   2'7" x 5'7" (0.80m x 1.71m) Bedroom Three   8'5" x 8'9" (2.57m x 2.68m) Master Bedroom   13'3" x 13'3" (4.04m x 4.06m) Ensuite WC   3'9" x 4'3" (1.15m x 1.31m) Outside Front   Long driveway leading to detached outbuilding/garage, attached garage, shed, substantial gardens, patio areas.

Outside Rear   Patio area, orchard, 2.5 acre field. Disclaimer   Butters John Bee Estate Agents also offer a professional, ARLA accredited Lettings and Management Service.

If you are considering purchasing your property in order to rent, are looking at buy to let or would like a free review of your current portfolio then please call the Lettings Branch Manager on the number shown above.

Butters John Bee Estate Agents is the seller's agent for this property. Your conveyancer is legally responsible for ensuring any purchase agreement fully protects your position.

We make detailed enquiries of the seller to ensure the information provided is as accurate as possible. Please inform us if you become aware of any information being inaccurate.