# Detached house for sale (DE6 5AA)

## Property Details

| Key | Value |
|-----|-------|
| Address | Boylestone, Ashbourne, DE6 5AA |
| Price | £1,500,000 |

## Description

- Rural development opportunity 

- Class Q planning permission granted for the conversion of agricultural barns into 9 dwellings. 

- Attractive listed red-brick farmhouse requiring modernisation.

-  Further planning application currently awating determination of selected agricultrual barms and the erection of five new-build dwellings.

**Location** - Lees Hall Farm is located within the small village of Harehill, forming part of the civil parish of the sought-after village of Boylestone. The property enjoys a peaceful rural setting whilst remaining conveniently accessible to the nearby market towns of Ashbourne and Uttoxeter, lying approximately 7 miles south of Ashbourne and 10 miles north-west of Uttoxeter. The city of Derby is approximately 16 miles to the east, with these together providing an extensive range of amenities, schools and services.

The larger village of Boylestone, located approximately 1 mile to the south-east, offers a traditional rural community with local amenities nearby, whilst the surrounding area is predominantly agricultural in nature, characterised by rolling countryside, quiet country lanes, public footpaths and bridleways. Good road links are available via the A50 and A515, providing access to the wider Midlands road network.

**Description** - An opportunity to acquire a rural residential development site extending to approximately 3.15 acres (1.27 hectares), comprising a Grade II listed red-brick farmhouse, a substantial range of traditional and modern farm buildings, and an associated yard area, situated in a rolling countryside location in South Derbyshire.

The site offers substantial development potential and benefits from Class Q planning approval for the conversion of existing agricultural buildings into residential units. In addition, a planning application has been submitted seeking consent for the demolition of the existing agricultural buildings and the construction of new residential dwellings.

Situated within open countryside yet conveniently located close to local services and transport links, the property occupies an attractive and accessible rural setting.

**Planning Permission** - Currently, the site benefits from Class Q planning permission to convert the existing agricultural buildings into 9 dwellings. 

Planning Application References: 

DMPN/2023/1324 (approval for conversion of into 5 dwellings)

DMPA/2024/1156 (aprpoval for conversion into 4 dwellings)

In addition, there is currently an application submitted to South Derbyshire Local Authority to demolish some of the existing agricultural buildings and built new build dwellings, which is currently awaiting decision: 

DMPA/2025/1591 (Demolition of 2 existing agricultural buildings (one of which benefits from prior approval for residential conversion for 5 dwellings ref. DMPN/2023/1324), the change of use, conversion and extension of existing agricultural barns to up to 4 residential dwellings and erection of up to 5 new-build dwellings).

**The Farmhouse** - The farmhouse has a breadth of retained period features, and benefits from a kitchen, large walk in pantry, WC, storeroom, sitting room and dining room to the ground floor, two double bedrooms with ensuites, one single bedroom, main bathroom, with two further subtantial attic rooms and a third attic room which contains the water tank. The farmhouse has a Gross Internal Area of approximatly 3200 square feet.

**Tenure** - The property will be sold freehold with vacant possession.

**Services** - The property is connected to mains electricity, water, gas central heating and a private drainage system.

**Viewing** - Viewings to be by appointment only. Please contact Eloise Baker or Peter Chennells.

**Land Registry** - The site is registered with the Land Registry on the below title number: 

DY230644 (Part Of)

**Method Of Sale** - The property is offered for sale via private treaty.

**Rights Of Way, Wayleaves And Easements** - The agent is not aware of any rights of way, wayleaves or easements. The Property is sold subject to and with the benefit of all rights of way, easements, wayleaves and other rights, whether mentioned in these particulars or not.

**Local Planning Authority** - The site lies within the South Derbyshire Local Authority.

**Further Information** - For any further information please contact Eloise Baker or Peter Chennells at the Andrew Granger Rural Office in Loughborough: 

Peter Chennells 

Tel:   

E-mail: peter. 

Eloise Baker 

Tel:   

E-mail: eloise. 

**Disclaimer** - These particulars are intended as a guide only and do not form part of any contract. All descriptions, plans, dimensions and other details are given in good faith but should not be relied upon as statements of fact. Prospective purchasers must satisfy themselves as to their accuracy by inspection or otherwise. The Property is offered subject to contract, prior sale and withdrawal without notice.

**Plan** - The plan with red  lines are based on Ordnance Survey data and provided for reference purposes only. The vendor not the Vendor's agent are responsible for defining the boundaries or the ownership.

## Property Photos

- ![DJI_20260512094250_0018_D.JPG](/listings/photos/91871241/1901333) - DJI_20260512094250_0018_D.JPG
- ![DJI_20260512094256_0019_D.JPG](/listings/photos/91871241/1901335) - DJI_20260512094256_0019_D.JPG
- ![DJI_20260512094327_0020_D.JPG](/listings/photos/91871241/1901338) - DJI_20260512094327_0020_D.JPG
- ![DJI_20260512094354_0021_D.JPG](/listings/photos/91871241/1901340) - DJI_20260512094354_0021_D.JPG
- ![DJI_20260512094408_0022_D.JPG](/listings/photos/91871241/1901342) - DJI_20260512094408_0022_D.JPG
- ![Small barn jpg..jpg](/listings/photos/91871241/1901344) - Small barn jpg..jpg
- ![Front of 2nd modern barn jpg. .jpg](/listings/photos/91871241/1901346) - Front of 2nd modern barn jpg. .jpg
- ![Driveway jpg. .jpg](/listings/photos/91871241/1901348) - Driveway jpg. .jpg
- ![Red Line Site Plan.jpg](/listings/photos/91871241/1901350) - Red Line Site Plan.jpg

## Floorplans

- ![Screenshot 2026-05-29 170149.png](/listings/photos/91871241/1901351) - Screenshot 2026-05-29 170149.png

## Sold Comparables

*Same street and nearby sales within 0.25 miles. Data from Land Registry Price Paid. Last 5 years.*

| Address | Price | Date | Type |
|---------|-------|------|------|
| THE FARMHOUSE MARJORY LANE, HAREHILL, ASHBOURNE, SOUTH DERBYSHIRE, DERBYSHIRE, DE6 5AA | £925,000 | 06/05/2022 | Detached |

**Area average:** £925,000 (1 sale)

## Price vs local average

*Outcode + property type (HousePrices, last 2 years).*

- **Local average:** £472,987 (53 Detached, DE6, 2024–2026)
- **Deviation:** +217.1%

## Rental Range

*ONS Price Index of Private Rents (Derbyshire Dales). Low / Realistic / Optimistic = conservative / average / best case.*

- **Low:** £726/mo
- **Realistic:** £807/mo
- **Optimistic:** £888/mo

## LHA (Local Housing Allowance)

*VOA 30th percentile rent floor for Peaks & Dales (Apr 2025 – Mar 2026).*

## 1% Rule

- **Rent ratio:** 0.05% (weak for cashflow)
- **Max investor price (0.8%):** £100,875
- **Target investor price (1%):** £80,700

*Monthly rent ÷ price. 1%+ = strong, 0.8–1% = okay, <0.8% = weak. Max investor price = rent ÷ 0.8% (Stoke-style target). Target investor price = rent ÷ 1% (strong cashflow band). Based on Area rent estimate.*

## Capital growth trend

*Land Registry outcode average from sold prices: last 12 months vs 5y and 10y ago.*

- **5y growth:** 11.3%
- **10y growth:** 26.8%

## House Price Index (HM Land Registry)

*Official index for Derbyshire Dales; Detached series; as of May 2026.*

- **1y growth (index):** 6.7%
- **5y growth (index):** 21.2%
- **10y growth (index):** 47.6%

## Flood risk

- **Zone:** 1
- **Risk:** Low
- **Source:** Job (default Low)

[Check long-term flood risk (GOV.UK)](https://check-long-term-flood-risk.service.gov.uk/postcode)