Tickencote Road, Exton / Empingham
- Land size
- 5 acres
Description
A rare opportunity to build a grand design residence, designed with low-cost eco living in mind, set within just under 5 acres. The current planning allows for a substantial stone residence and auxiliary accommodation of approximately 10,000 sq ft; however, there may be the opportunity to phase the build if a property of this size is not required. Now that planning has been granted, it may also be possible to redesign or personalise, subject to local authority approval.
Located in a rural position between the popular villages of Exton and Empingham, within a stone’s throw of Rutland Water and the historic market towns of Oakham and Stamford. Ideally positioned on the doorstep of some of the best public schools in the Midlands, with quick access to the A1 and mainline rail links to London in approximately one hour, making it well suited for commuters.
The informal background: The former owner of the adjacent property wished to build himself a dream home, so kept back 5 acres, part paddock and part woodland, and achieved planning via a special route which is known as innovative designs. These are passed by the Secretary of State, rather than just the local authority planners. On costing the full build and landscaping, the costs spiralled into £1,000,000+, and for this reason the owner has decided to sell it on. However, the planning will lapse at the end of this year. There was a cost in removing all the standard conditions, plus a need to commence the build to at least put the new driveway approach in, and it's thought that many people will look to reapply for something more in keeping and more of a liveable proportion than 10,000 sqft.
The plot was originally marketed by national agents for around £1,000,000. We, however, see the value, in light of the circumstances, at less than half of that, and it has purposefully been put to the market at offers over to encourage bids and, hopefully, for someone who can work to the tight parameters and timescales, i.e. a cash buyer.
Map Location
Property details
- Tenure
- Ask Agent
- Council Tax Band
- Ask Agent
- Date Posted
- 2026-07-14
Market Value Analysis
Compared with 3 Building Plots listings in East Midlands (5+ acres).
Utilities & Restrictions
Utilities
- Electricity
- Ask Agent
- Water
- Ask Agent
- Heating
- Ask Agent
- Broadband
- Ask Agent
- Sewerage
- Ask Agent
Rights & Restrictions
- Public Rights of Way
- Ask Agent
- Private Rights of Way
- Ask Agent
- Listed Property
- Ask Agent
- Restrictions
- Ask Agent
Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
- Ask Agent
- Parking
- Parking Available
- Garden
- Garden
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
1.8 Gbps
Gigabit full fibre · available to 38% of premises
Suitable for
- 4K streaming on every screen
- Full-time home working
- Online gaming & big downloads
Mobile signal
Outdoor predictions; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- Exton and Greetham CofE Primary School0.9 milesNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 62
- Type
- Academy converter
- Faith
- Church of England
- Empingham Church of England Primary School1.4 milesNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 57
- Type
- Academy converter
- Faith
- Church of England
- St Nicholas Church of England Primary School3.3 milesNo Ofsted rating
- Ages
- 4 to 11
- Pupils
- 119
- Type
- Academy converter
- Faith
- Church of England
- Cottesmore Academy3.3 milesOfsted: Good
- Ages
- 4 to 11
- Pupils
- 126
- Type
- Academy sponsor led
- Edith Weston Academy3.6 milesNo Ofsted rating
- Ages
- 2 to 11
- Pupils
- 57
- Type
- Academy converter
Secondary
- Casterton College Rutland3.8 milesOfsted: Good
- Ages
- 11 to 16
- Pupils
- 857
- Type
- Academy converter
- Stamford Welland Academy5.6 milesOfsted report card · May 2026
- Ages
- 11 to 18
- Pupils
- 648
- Type
- Academy converter
- Catmose College5.6 milesOfsted: Outstanding
- Ages
- 11 to 16
- Pupils
- 1,153
- Type
- Academy converter
- Uppingham Community College8.8 milesNo Ofsted rating
- Ages
- 11 to 16
- Pupils
- 919
- Type
- Academy converter
- Charles Read Academy9.4 milesOfsted report card · Jun 2026
- Ages
- 11 to 16
- Pupils
- 277
- Type
- Academy converter
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Hospital
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
From Environment Agency flood map open data, checked around the advertised map pin and allowing for the listed acreage where known. This summary comes from LandSale, the advertising platform, not from the listing agent, and is not part of the agent's particulars. Risk can vary across a single holding, so verify anything critical through your own searches before committing.
Rivers and the sea
Mapped within the area searched, not at the advertised map pin itself.
Surface water
Mapped within the area searched, not at the advertised map pin itself.
The detail behind these bandings
The full report pinpoints where this location sits on the flood maps, and runs the deeper checks that usually only surface after an offer.
- Exact flood zones & annual chances (included in the full report)
- Any recorded past flooding (included in the full report)
- Planning activity nearby (included in the full report)
- Heritage & conservation (included in the full report)
- Protected nature designations (included in the full report)
- Ground risks (included in the full report)
- Sold prices nearby (included in the full report)
£14.99 · one-off purchase
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1. Source of information
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2. Verification required
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© LandSale | Version 1.3 - August 2026
Listing agent
Moores Property Hub, East Midlands
Goodwood House, Hackamore Way, Oakham, LE15 7FS
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