Home Farm

Ardens G r a fton War w i cks hire

 Home Farm
Ardens Gr a fton Wa r w ickshire

A beautifully appointed Victorian Farmhouse in an idyllic setting with ancillary accommodation

and superb views to the Cotswolds

Stratford upon Avon 6 miles, Alcester 4 miles, Evesham 8 miles, Warwick Parkway Station 14 miles
(trains to London Marylebone from 59 minutes) Broadway 15 miles, Birmingham International Airport 22 miles, M40 (J15) 12 miles
(Distances and time approximate)

Accommodation & Amenities

Reception Hall Dining room Drawing room Kitchen breakfast room/Garden room Sitting room Study Utility room
Family room Guest cloakroom Cellar

Master bedroom with en suite and dressing room Five further bedrooms (one with en suite) Family Bathroom and Shower room

Annexe which includes a living room/kitchen, two bedrooms and a bathroom

Gardens and grounds Barn and ample parking

In all about 1.70 hectare (4.21 acres)

Knight Frank LLP

Bridgeway House, Bridgeway,
Stratford upon Avon CV37 6YX
Tel: +44 1789 297 735
stratford@knightfrank.com
www.knightfrank.co.uk

These particulars are intended only as a guide and must not be relied upon as statements of fact.
Your attention is drawn to the Important Notice on the last page of the brochure.
Situation
• Ardens Grafton is a popular village just 6 miles west of
Stratford upon Avon
• Day to day requirements can be found at nearby Alcester
which has a Waitrose (5 miles), and Bidford on Avon
• A more comprehensive range of shopping and recreational
facilities can be found in Stratford upon Avon and
Leamington Spa
• There are very good local village primary schools in the
area and further state and private schools to suit most
requirements including The Croft Prep School, King Edward
Grammar School for Boys, Shottery Grammar School for
Girls and Stratford High School and Alcester Grammar
School, Warwick Boys School, Warwick Prep School and
Kings High School in Warwick and in Leamington Spa,
Kingsley School for Girls and Arnold Lodge
• Ardens Grafton has a public house, parish church and
village hall
• There is easy access to the M40 leading to Birmingham to
the North, London to the South and the M5 with access to
the South West
• Intercity trains run from Honeybourne and Evesham to
London Paddington and from Warwick Parkway to London
Marylebone and Birmingham
• There are local racecourses in Stratford upon Avon,
Warwick and Cheltenham and bridal footpaths for country
walks nearby
• Stratford upon Avon is the regions cultural centre with the
Royal Shakespeare Theatres
• The Cotswolds is a short distance to the South

Description of property
• Home Farm is an attractive Victorian farmhouse situated on
the edge of the village with superb country views
• The property has been comprehensively refurbished
throughout to create a beautifully appointed family home
with ancillary accommodation
• The character features of the property have been carefully
restored including beautiful flagstone floors and fire places.
These have been enhanced by the addition of hard wood
windows, a bespoke kitchen, new bathrooms and several
sets of bi-fold doors opening out to the gardens
• The property offers versatile accommodation ideal for a family,
combining excellent entertaining/living spaces, generous
bedrooms and newly converted ancillary accommodation
• A pathway leads to the front door of the property which
opens into the welcoming reception hall with fire place, stairs
to the first floor and doors leading out off to the various
reception rooms. There is also access to the cellar below
• Guest cloakroom having a flagstone floor, wc and wash
basin
• Dining room having flagstone floors, a window to the front
and LP gas log burner. Folding doors create an open plan
living space with the adjoining garden room
• Drawing room having a dual aspect with French doors to
the garden and the fireplace with a log burning stove
• Sitting room/second study having a window to the front
and a fire place
• Study having a triple aspect and door leading out to the
garden, vaulted ceiling and store cupboard
• Kitchen breakfast room including a range of hand painted
bespoke units, granite work tops and generous central
island, pantry cupboard, electric Aga, American style
fridge freezer and further integrated appliances. This room
is open plan to the adjoining garden room which has
two sets of bi-fold doors leading out to the rear garden
creating a superb entertaining space
• Door from the kitchen leads to the rear hall and utility room
beyond, the family room and adjoining annexe
• On the first floor, master bedroom having a dual aspect with
a window seat and far reaching views over the surrounding
countryside. Luxurious en suite bathroom and dressing
room having a bath, walk in shower, twin basin and wc
• There are five further bedrooms and three bathrooms on
this floor, two of which are accessed via the rear hall and
therefore ideal as a guest/suite
• The adjoining annexe could be accessed from the main
house and includes an open plan kitchen/living room with
French doors leading out onto the terrace, useful store
cupboard and staircase to the first floor providing two
double bedrooms and a family bathroom
• Outside there is a barn and ample off road parking within
the gated courtyard at the side of the property
 Reception

Bedroom Approximate Gross internal floor Area

Bathroom House & Annexe: 454 sq m (4,890 sq ft)
Outbuilding: 45 sq m (489 sq ft)
Kitchen/Utility
Total: 499 sq m (5,379 sq ft)
Storage

Recreation

Annexe

outbuilding
cellar

Ground floor

first floor

This plan is for layout guidance only. Not drawn to scale unless stated. Windows & door openings are approximate. Whilst every care is taken in the preparation of this plan,please check all dimensions, shapes & compass bearings before making any decisions reliant upon them.

important notice: Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being
factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely
without responsibility on the part of the agents, seller(s) or lessor(s). Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances
given are approximate only.Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or
lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. VAT: The VAT position relating to the property may change without notice.
Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.
Photographs: August 2015 Particulars: August 2015 Kingfisher Print and Design. 01803 867087.
Gardens and grounds directions (B49 6dr)
• The gardens adjoining the property include a garden leading From Stratford upon Avon take the B439 towards Evesham.
off the kitchen with lawn beyond, herbaceous beds and a ha- Continue past the turnings for Welford and Binton, after a couple
ha separating the garden from the paddocks beyond of miles turn right signposted Temple Grafton. Take the second
• There is an orchard which includes apple and pear trees turning on the Right towards Ardens Grafton and at the T junction
turn right and the property can be found on the right hand
• From this elevated position there are excellent views across
side (ignore Satnav directions for the last 400 yards and follow
the paddocks and surrounding Cotswolds
directions instead).
• There are two paddocks with a public footpath running between
them terms
services tenure:
Mains water and electricity are connected to the property. Freehold
LP gas central heating and two boilers
Local Authority:
fixtures and fittings Stratford on Avon District Council. Telephone 01789 267575
All those items regarded as tenant’s fixtures and fittings, together
with the fitted carpets, curtains and light fittings, are specifically council tax Band: H
excluded from the sale. However, certain items may be available
by separate negotiation. Viewing
By prior appointment only with the agents