4 bed barn conversion for sale

Old Plough Barn, Town End Court, Main Street, West Leake, Loughborough LE12

Please quote agent ref EH1626 Marketed by Emma Hardy Personal Estate Agent

A beautiful barn conversion with a story to tell, exceptional space and a garden made for country living.

Guide Price £625,000-£650,000

Tucked within the historic Town End Farm, Old Plough Barn is a home that immediately feels different. There is an atmosphere here that is difficult to recreate — exposed brick, original beams, vaulted ceilings and the wonderful proportions of a former agricultural building, combined with the space and flexibility of a substantial modern home.

With over 2,400 sq ft of accommodation, four bedrooms, three bathrooms and four reception spaces, this is a home that offers room for family life to unfold around you. Add a 0.19-acre private garden, countryside beyond and its position within this small collection of historic converted barns, and you begin to understand what makes Old Plough Barn so special.

The setting has a lovely sense of privacy, while the shared courtyard and surrounding homes bring a gentle connection to village life. It is a place where you can enjoy your own space and the peace of the countryside, while still feeling part of something beyond your front door.

The Heart of The Home

At the centre of Old Plough Barn is a wonderfully sociable open-plan kitchen, dining and garden room — a space that feels made for modern country living.

The kitchen and dining area stretches to approximately 30ft x 17'1", giving plenty of room for a generous island, a large dining table and all the ingredients needed for busy family life or a house full of friends.

The kitchen has a beautifully individual feel, with black quartz worktops, a large central island, Belfast sink, Rangemaster cooker and hob, integrated appliances, larder storage and space for a large fridge freezer.

It is easy to imagine mornings beginning here with coffee around the island, children drifting in after school, or friends gathering for a long Sunday lunch while dinner is prepared and conversation continues around the room.

And when the doors open onto the garden room and beyond, the whole space comes alive.

Bringing The Outside In

The garden room is one of those spaces that changes with the seasons.

Flooded with natural light and measuring approximately 13'4" x 10'8", its patio doors open directly onto the garden, creating a lovely connection between the house and the outside.

A second log burner brings warmth on cooler evenings, while in summer the doors can be thrown open and the garden becomes an extension of the living space.

Together with the kitchen and dining area, it creates the perfect setting for entertaining — whether that is a relaxed family supper, drinks with friends or a long summer evening that simply carries on outside.

A Lounge Full of Character

For quieter moments, the separate lounge has a completely different atmosphere.

Here the history of the barn really comes into its own.

Exposed brickwork, an impressive inglenook fireplace and a central log burner create a wonderfully cosy room, while the substantial beams overhead add to the sense of age and character.

Some of the large beams are believed to have originally been ship beams, adding another intriguing layer to the story of this unusual home.

This is the room for winter evenings, dogs curled up beside the fire, a good book and nowhere else you particularly need to be.

Space That Adapts Around You

One of the most appealing things about Old Plough Barn is its flexibility.

The current owners have created a home that can work beautifully for family life, entertaining, working from home, hobbies or multi-generational living.

Two bedrooms are positioned on the ground floor, with a generous bathroom between them. This arrangement could be particularly useful for family members wanting accommodation without needing to negotiate stairs, or simply for guests who appreciate their own space.

There are also two entrances to the front of the property — a surprisingly practical feature for country living.

One can welcome guests into the hall, while the other naturally lends itself to everyday family life, with space to create a boot room for coats, muddy boots, school bags and the inevitable paraphernalia that comes with country walks and dogs.

The Former Hayloft

Upstairs, the character of the original barn continues.

The principal bedroom occupies the former hayloft and has its own walk-in wardrobe and en-suite bathroom, creating a peaceful retreat away from the main living spaces.

A further reception/bedroom room provides the opportunity for whatever life requires — perhaps a home office, library, creative studio, dressing room or simply somewhere to escape with a book.

It is this flexibility that makes the accommodation feel so much larger than a conventional four-bedroom home.

Somewhere To Escape To

A further cast-iron spiral staircase leads to another remarkable level, stretching almost 40ft in length.

Currently arranged as a bedroom, office and reading area, this is a wonderfully versatile part of the house and another example of how the original barn has been thoughtfully adapted for modern life.

The space also benefits from its own contemporary bathroom, complete with a freestanding bath positioned to make the most of the outlook.

It feels like a private little world within the home — somewhere to close the door, run a bath and watch the seasons change outside.

The Garden

And then there is the garden.

At approximately 0.19 acres, it is unusually generous for a converted barn and, for the current owners, has been one of the property's greatest attractions.

The garden has been thoughtfully divided into different areas, allowing it to be enjoyed throughout the day.

A large terrace provides the perfect place for outdoor dining, with an eight-seater table beneath a beautiful pergola draped with grapevines, creating a relaxed Mediterranean feel in the heart of rural Nottinghamshire.

It is easy to picture summer lunches stretching into the evening here.

The garden has also previously been used for larger gatherings, with the owners having erected a marquee for parties and special occasions — a lovely indication of the space available for entertaining, while retaining plenty of room for everyday enjoyment.

Beyond the terrace, the garden becomes more productive.

There are plum, pear, fig, blackcurrant, apple, damson and raspberry plants, offering a wonderful harvest as the seasons change.

For anyone who enjoys growing their own, there is also an veg garden, greenhouse and garden shed, giving you space to plant, potter and grow.

And then there are the details that make a garden feel established and loved — including wisteria beautifully draped across the wall, bringing colour and character when in flower.

Beyond the garden, the countryside continues creating a lovely sense of openness and privacy.

A Home With History

Old Plough Barn forms part of the historic Town End Farm complex, at the heart of the much-loved village of West Leake. Far more than simply a converted barn, it is part of a farming story that has helped shape the village and its landscape for centuries.

Town End is one of West Leake’s earliest recorded farm names, with the farmstead forming part of an historic freehold established in the 18th century. During a period of agricultural improvement, West Leake’s farm buildings were substantially rebuilt between 1752 and 1785, creating many of the traditional agricultural buildings that still contribute to the character of the village today.

For generations, Town End remained a working farm. Most recently farmed by the Alsop family, it continued as part of West Leake’s agricultural community until 1986, when farming at Town End eventually came to an end. The former farm buildings were subsequently given a new chapter, evolving into individual homes while retaining their agricultural identity.

The names within the former farmstead — Old Plough Barn, The Byre, The Hayloft, The Dovecote and Town End Barn — offer a wonderful reminder of the buildings' working past.

Today, Old Plough Barn retains that sense of history through its exposed brickwork, substantial beams, a-frame structure and vaulted ceilings.

A home with genuine character, fascinating provenance and a story that has evolved with the village itself.

Country Living & Community

Perhaps one of the most unexpected pleasures of Old Plough Barn is the sense of community.

The five converted barns sit around the original farmhouse, with the shared cobbled courtyard creating a natural connection between the homes and the village beyond.

West Leake itself has retained something that can be increasingly difficult to find — a genuine village community where people still come together and look out for one another.

There is a village BBQ, summer fete, brass band at the church and monthly coffee and cake gatherings, while the village pub provides another opportunity to meet locally. There is also a dedicated village WhatsApp group, keeping neighbours connected and sharing everything from local information and recommendations to those little moments of village life.

And perhaps one of the loveliest examples of that community spirit is the old village bus shelter, which has been given a new lease of life as a community library. It has become much more than somewhere to wait for a bus, with books to browse and, wonderfully, excess fruit seedlings available for villagers to take and grow at home — a lovely example of the sharing and generosity that exists within the village.

You can be as involved as you wish, but the opportunity to become part of village life is very much there.

For those who love being outdoors, countryside walks begin almost from the doorstep. West Leake Hills is a particular favourite for local dog walks, with the surrounding landscape offering a wonderful backdrop to everyday life.

It is village life in the truest sense — community when you want it, countryside on the doorstep, and the freedom to simply enjoy your own little corner of it.

A Little More Adventure

When you want to explore further, there is plenty on the doorstep.

Costock Farm Shop is a local favourite, while East Leake — approximately two miles away — provides the everyday essentials, with shops, restaurants, bakery, butcher and health services.

The countryside around Normanton-on-Soar, Zouch and Sutton Bonington provides beautiful river and canal walks, with lovely places to stop for lunch or a drink along the way.

And for a little more life, West Bridgford is around 10 miles away, bringing its restaurants, bars and independent shops within easy reach.

It is a location that gives you the best of both worlds — peaceful countryside when you want it, and excellent amenities when you need them.

Connected To More

Despite its rural feel, Old Plough Barn is surprisingly well connected.

The surrounding road network provides straightforward access to the M1, A50, A46, A52, A606 and M69, making Loughborough, Nottingham, Kegworth and the wider East Midlands accessible for work and leisure.

East Midlands Parkway is around 10 minutes away, with Clifton South Park & Ride and the tram network also within easy reach.

And for international travel, East Midlands Airport is approximately 15 minutes away.

So although life here feels wonderfully removed from the everyday rush, you are never far from it when you need to be.

Key Features

Over 2,400 sq ft of beautifully versatile accommodation

Four/five bedrooms
Three bathrooms
Three/Four reception spaces
Large open-plan kitchen, dining and garden room
Two log burners
Gas central heating
Exposed beams and character brickwork
Inglenook fireplace
Principal bedroom with walk-in wardrobe and en-suite
Additional upper-floor bedroom/reception accommodation
Approximately 0.19-acre private rear garden
Multiple terraces and outdoor entertaining areas
Pergola with established grapevine
Productive fruit garden
Veg garden and greenhouse
Garden shed
Shared courtyard setting
Two car ports
Countryside beyond the garden

More Than A House

There are homes that impress you when you walk through the door.

And then there are homes that make you start imagining your life there.

Old Plough Barn feels very much like the latter.

Perhaps it is the history. Perhaps it is the wonderful scale and character of the barn. Perhaps it is the garden, where summer lunches can stretch into long evenings beneath the grapevine.

Or perhaps it is simply the feeling of being tucked away in your own little corner of the countryside, while still having a village community around you.

A characterful home with space to live, space to entertain and space to simply enjoy the life you have created.

Old Plough Barn is not just somewhere to live.

It is a home with a story — and perhaps the next chapter is yours.

Mains services – Mains drainage, water and electricity are connected.

Council tax - This home is in Council Tax Band F according to the Rushcliffe Council website. The property is currently rated as Council Tax Band F. However, buyers should be aware that the local authority may review the council tax banding following completion.

Agents note - Please be advised that the property details may be subject to change and must not be relied upon as an accurate description of this home. Although these details are considered materially correct, the accuracy cannot be guaranteed, and they do not form part of any contract. Where a title plan map image is available, we will use this in all marketing, but if it is not, we will add lines to what we believe are the boundaries of the subject property. All services and appliances must be considered 'untested', and a buyer should ensure their appointed solicitor collates any relevant information or service/warranty documentation. Please note that all dimensions are approximate/maximums and should not be relied upon for floor coverings.

Enhancement notice - To present the property in its best light, some external images may have been enhanced to reflect more typical seasonal conditions (for example, sunnier skies or dry ground). These adjustments are purely visual and do not change the property itself in any way.

Anti-money laundering regulations - We are required by law to conduct Anti-Money Laundering (aml) checks on all parties involved in selling or purchasing a property. We take the responsibility of this seriously in line with hmrc guidance and ensure the accuracy and continuous monitoring of these checks. Our partner, Movebutler, will conduct the initial checks on our behalf. They will contact you once your offer has been accepted to conclude, where possible, a biometric check with you electronically.

As an applicant, you will be charged a non-refundable fee of £30 (inclusive of VAT) per buyer for these checks. The fee covers data collection, manual checking, and monitoring. You must pay this amount directly to Movebutler and complete all Anti-Money Laundering (aml) checks before your offer can be formally accepted.

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