RICS Level 2 HomeBuyer Survey in Tugby and Keythorpe

Tugby and Keythorpe is a small but sought-after village parish in the Harborough district of Leicestershire, sitting within the beautiful Leicestershire Wolds. The village is characterised by its historic architecture, with nine Grade II listed buildings including the striking Church of St Thomas Becket, which holds Grade II* listed status. The Conservation Area encompasses Main Street and Hallaton Road, preserving the character of this traditional English village while newer development, such as the 18 houses built on Wellfield Close in the 1970s, provides more modern housing options.

The local housing stock reflects this mix of old and new. According to census data, approximately 65.9% of properties in the area are detached homes, while terraced properties account for around 13%. Flats and maisonettes are remarkably rare at just 0.7% of the housing stock, making Tugby and Keythorpe predominantly a village of houses and bungalows. This high proportion of detached properties, combined with the age of many buildings, means that a thorough Level 2 survey is particularly valuable for identifying issues specific to the local construction methods and materials.

Recent sales activity in the parish shows healthy demand, with two properties selling in 2025 at an average price of £332,875 and four sales in 2024 averaging £516,250. The 13% year-on-year price increase demonstrates the continued attractiveness of this village location, making it all the more important that buyers invest in a professional survey to protect their substantial purchase. The premium nature of property in this area means that even minor defects can have a significant impact on value, making our detailed inspection reports essential for informed decision-making.

The predominant building materials in the Tugby and Keythorpe area reflect the village's long history and local geological resources. Properties are typically constructed from stone, brick, or a combination of both, with many homes featuring stone plinths and rendered external walls. Traditional ironstone, quarried locally from the Leicestershire Wolds, can be found on several cottages and farm buildings, often paired with Swithland slate roofs that are distinctive to this region of Leicestershire.

Roof coverings in the village vary considerably, with slate being the predominant material on principal buildings. Some historic properties retain thatched roofs, which require specialist knowledge to assess properly and may have specific insurance implications. Outbuildings and barns often feature pantiles, and our surveyors understand how to evaluate the condition of these different roofing types. We check for slipped or broken slate tiles, damaged flashings around chimneys and valleys, and signs of past repairs that may indicate ongoing maintenance issues.

The age of much of the housing stock means that traditional construction methods are common throughout the village. Many properties were originally built with solid walls rather than cavity construction, which can affect thermal performance and moisture management. Our inspectors assess the condition of original windows, traditional joinery, and period features such as fireplaces and beam work, providing practical advice on maintenance and any restoration work that may be required.

Our RICS Level 2 HomeBuyer Survey provides a comprehensive inspection and report tailored to properties in the Tugby and Keythorpe area. The survey includes a thorough visual inspection of all accessible areas of the property, from the roof down to the foundations. We examine the condition of walls, floors, ceilings, doors, and windows, as well as the integrity of the building's structure. Our report highlights any defects or potential issues that could affect the property's value or require costly repairs, using the clear RICS traffic light rating system to prioritises issues by urgency.

Given the age of many properties in Tugby, our surveyors pay particular attention to the condition of historic features, including traditional windows, original fireplaces, and period joinery. We assess the condition of slate roofs, checking for slipped tiles, damaged flashings, and signs of past repairs. For properties with thatched roofs, we provide specific guidance on maintenance requirements and insurance considerations that are essential for this traditional roofing material, drawing on our experience of surveying historic properties throughout the Leicestershire Wolds.

The Level 2 survey also includes an assessment of damp levels using moisture meters and thermal imaging where appropriate. We inspect the property's drainage, looking at guttering, downpipes, and surface water drainage, which is particularly important given the proximity of the Eye Brook to the village. The Eye Brook forms the northern border of the parish, flowing towards the Eye Brook Reservoir, and our surveyors are aware of the potential implications for drainage and any flood risk considerations. We evaluate the condition of any outbuildings, garages, and boundaries, providing you with a complete picture of the property's overall condition.

Our surveyors bring valuable local knowledge to every inspection in Tugby and Keythorpe. We understand the specific challenges that properties face in this area, from the effects of Mercia Mudstone on foundations to the common issues found in traditional Leicestershire stone and brick construction. This local expertise means we know where to look and what to flag, ensuring our reports are thorough and relevant to the specific property you are purchasing. Our experience in the Harborough district means we understand how local geology affects properties across the Leicestershire Wolds.

The village's nine listed buildings, including Keythorpe Hall, Keythorpe Court, and The Black Horse Public House, require particular expertise when surveying. If you are purchasing a listed property, our surveyors understand the constraints and considerations that come with historic buildings, including the need for listed building consent for certain repairs and the importance of maintaining original features. We provide practical advice that reflects both the property's condition and its heritage status, helping you understand the responsibilities that come with owning a historic home in the Conservation Area.

For properties near the Eye Brook, which forms the northern border of the parish, our surveyors are aware of the potential flood risk considerations. We inspect drainage systems carefully and note any signs of past water damage or dampness that may relate to the local topography and watercourses. While Tugby and Keythorpe is a relatively low-risk area, this local awareness ensures nothing is overlooked during your inspection. We also pay attention to the impact of the reservoir on local drainage patterns and any implications for property drainage systems.