Summary - 2 TUGBY ROAD GOADBY LEICESTER LE7 9EU
1 bed 1 bath Land
6.14-acre arable parcel with immediate agricultural use and long-term development overage.
Approx. 6.14 acres arable field, enclosed by mature hedgerows
Direct access from Tugby Road; good rural road connectivity
Final year of a temporary lay; ready for immediate cropping or pasture
Former Grade 4 land; mixed freely draining and seasonally wet soils
Sold freehold with vacant possession; no BPS entitlements included
Two public rights of way cross the lot; impacts privacy and layout
30-year overage applies: 50% uplift payable on non-agricultural development
Services unconfirmed; purchasers must check utilities and access
A compact arable field of approximately 6.14 acres on the eastern edge of Goadby village, offered freehold with vacant possession. The parcel sits adjacent to Tugby Road, enclosed by mature hedgerows and trees, and currently in the final year of a temporary lay. Soils are mixed (freely draining and seasonally wet clayey types) and the land is classified as former Grade 4 agricultural land.
This lot suits a range of buyers: small-scale farmers, equestrian owners, or investors seeking a rural holding close to Market Harborough (approx. 10 miles). The site benefits from good road access and two public rights of way cross the land, increasing amenity but placing limits on privacy and potential layout changes.
Material constraints are clear and significant: the sale is subject to a 30-year overage on non-agricultural development, payable at 50% of any uplift in value if development (other than agriculture, equine or forestry) proceeds or if certain permitted development rights trigger. There are no Basic Payment Scheme entitlements included and services are not confirmed—prospective purchasers must carry out their own enquiries. The land is free from flooding risk but is undulating and includes seasonally wet soils, which will influence crop choice and drainage needs.
Overall this is a straightforward rural acquisition with immediate agricultural or equestrian use and long-term speculative potential, provided buyers accept the considerable overage restriction and the need to assess soils, access, and utilities for any change of use.
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