Summary - 2 TUGBY ROAD GOADBY LEICESTER LE7 9EU
1 bed 1 bath Land
Edge-of-village 6-acre rural parcel ideal for smallholding or landbank expansion.
6.14-acre arable field with direct access from Tugby Road
Freehold sale, vacant possession; no BPS entitlements included
Grade 4 land with mixed freely draining and seasonally wet soils
Sold subject to 30‑year overage: 50% uplift on non‑agricultural development
Two public rights of way cross the holding; check definitive routes
No flood risk recorded; typical working farmland hazards present
Services not confirmed — buyers must contact utility providers
Undulating terrain with mature hedgerows and small woodland strip
Lot 2 at Manor Farm is a compact 6.14-acre arable field on the eastern edge of Goadby village, offered freehold with direct access from Tugby Road. The plot sits within a rural, prosperous countryside setting and benefits from mature hedgerows and trees, undulating topography and a small area of adjacent woodland. Soils are a mix of freely draining and seasonally wet clayey types and the site is Grade 4 under the former MAFF classification.
This parcel is suited to continued agricultural use, small-scale equestrian or amenity purposes, or as a strategic countryside holding for a buyer looking to increase landbank. There are two public rights of way across the wider holding; purchasers should review exact routes and any operational impacts. Basic Payment Scheme entitlements are not included and buyers should allow for that when assessing income potential.
Important commercial constraints apply: Lot 2 is sold subject to a 30-year overage securing 50% of any uplift in value from future non-agricultural development (excluding agriculture, equine or forestry). Services are not confirmed — purchasers must make their own enquiries with utility providers. There is no flood risk recorded, but the vendor highlights typical farmland hazards (uneven ground, livestock, machinery) at viewings.
Prospective purchasers should undertake their own due diligence with the local planning authority and check wayleaves, easements and rights recorded against the title. The overall package offers rural character and road access close to Market Harborough, but the overage and limited planning certainty are material considerations for developers or non-agricultural users.
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