Windmerpool Lane, Willoughby On-The-Wolds, LE12

HIGH-VALUE COUNTRY ESTATE WITH £2M GDV BARN CONVERSION – DEVELOPMENT & INCOME POTENTIAL

An exceptional opportunity to acquire Old Willoughby Lodge, a substantial rural asset extending to approximately 13 acres, offering a rare combination of immediate residential value, significant development upside, and long-term investment potential.

Positioned on the edge of the highly desirable village of Willoughby-on-the-Wolds, the property centres around a fully consented barn conversion with architect-designed plans in place for a premium contemporary dwelling. The scheme carries a projected Gross Development Value of approximately £2 million as a standalone unit, presenting a clear and compelling exit opportunity.

The existing American-style barn provides a strong structural base for conversion, reducing early-stage development risk. In addition, a range of traditional brick outbuildings—currently without planning permission—offer further potential for additional units, subject to the necessary consents, creating scope to significantly enhance overall GDV.

The principal residence extends to over 4,000 sq ft and comprises a well-presented five-bedroom home, offering immediate occupation or the potential for rental income during development. The scale and layout also present opportunities for repositioning, multi-generational use, or short-term letting strategies.

Equestrian infrastructure—including a riding arena and a barn with ten larger-than-average stables—introduces additional commercial angles, such as livery income, equestrian business use, or land leasing, further diversifying potential revenue streams.

The property benefits from a solid efficiency profile (EPC C), supported by solar panels, zoned heating, and underfloor heating, reducing operational costs and enhancing long-term sustainability—an increasingly important factor for resale and lettings.

Accessed via a gated entrance, the site offers ample parking, strong internal access, and a well-configured layout suitable for phased development or separation of uses.

Key Investment Highlights:

• £2M GDV from approved barn conversion (standalone unit)
• Approx. 13 acres with potential for further land acquisition
• Additional outbuildings with redevelopment potential (STPP)
• 4,000+ sq ft main residence – immediate value or income-producing asset
• Established equestrian facilities with commercial potential
• Strong location demand within a premium rural market
• Scope for multi-exit strategies: resale, break-up, or income generation

Located within easy reach of Loughborough, Melton Mowbray, Nottingham, and Leicester, the property benefits from strong regional demand, while nearby rail connections provide access to London, supporting both resale values and rental appeal.

Old Willoughby Lodge represents a rare opportunity to secure a multi-faceted rural investment, combining a high-value consented scheme with further development potential and diversified income opportunities.

Belvoir and our partners provide a range of services to buyers, although you are free to use an alternative provider. For more information simply speak to someone in our branch today. We can refer you on to The Mortgage Advice Bureau for help with finance. We may receive a fee of £200 + VAT, if you take out a mortgage through them. If you require a solicitor to handle your purchase, we can refer you on to Move With Us Conveyancing. We may receive a fee of £200 + VAT, if you use their services.

We endeavour to make our sales particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. Any services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All measurements have been taken as a guide to prospective buyers only and are not precise. If you require clarification or further information on any points, please contact us, especially if you are travelling some distance to view. Fixtures and fittings other than those mentioned are to be agreed with the seller by separate negotiation.

EPC rating: C. Tenure: Freehold,