Grove Hill Ardens Grafton • Grove Hill Ardens Grafton • Warwickshire

A beautiful family home situated in an idyllic setting with superb uninterrupted views over the Warwickshire countryside

Dining hall • Sitting room • Open plan kitchen/breakfast/family room • Secondary kitchen • Utility

Master bedroom with en suite bathroom and dressing area 3 Further double bedrooms (all en suite)

Bothy • 2 Garden stores • Parking

Garden with private orchard

In all about 0.53 hectare (1.3 acre)

Stratford upon Avon 6 miles • 4 miles 8 miles • Parkway Station 14 miles (trains to London Marylebone from 59 minutes) Broadway 15 miles • Birmingham International Airport 22 miles • M40 (J15) 12 miles (All distances and time are approximate)

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 text. 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 in nearby Stratford upon Avon, Alcester and Warwick

• 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 Evesham and Honeybourne to London Paddington and from Warwick Parkway to London Marylebone (in 1 hour 16) and Birmingham

• There are local racecourses in Stratford upon Avon, Warwick and Cheltenham and a nearby nature reserve and bridal footpaths for country walks

• Stratford upon Avon is the region’s cultural centre, with the Royal Shakespeare Theatre and various historical sites

• The lie a short distance to the south Description of property • Grove Hill is an immaculate property which has undergone major renovation and refurbishment to create this beautiful family home, merging original parts dating back to the 17th century with all the convenience of modern living

• One enters the property into a sizeable dining hall with oak flooring and a vaulted ceiling as well as a fireplace with log burner. This room lends itself extremely well for entertaining. • Adjacent to the dining hall is the kitchen/breakfast/family property lends itself extremely well to secondary room. This superb room is surely to be the hub of this accommodation to the main house family home, having a beautiful kitchen area with under • The oak staircase rises from the dining hall and gives floor heating and range of integrated appliances below a access to the master bedroom suite complete with granite worktop. There is a central island to the kitchen dressing area and en suite bathroom. There are two area which provides great separation to the room. This further double bedrooms, both with en suite shower vast room benefits from bi-folding doors opening out rooms onto the rear patio with floor to ceiling glass allowing one to enjoy panoramic views over the property’s private • Grove Hill offers ample space for a family to enjoy and orchard and onto the Warwickshire countryside has the further benefit of secondary accommodation if one wished to enhance this home further, the cottage • To the south east side of the dining hall there is a cosy having its own entrance and access offering potential sitting room with open fire and a secondary kitchen for a rental income from the south east side by way of adjacent. A staircase rises from the sitting room to renting what would become a one bedroom cottage bedroom 4 and en suite bathroom; this part of the Gardens and grounds • Grove Hill is accessed via a gated gravel driveway with parking for several cars

• There are two stone built former stables currently used as a garden store attached to a further storage area. These buildings offer huge potential and scope for one to make this part of the property their own. There is also a bothy to the main house within the grounds, having been re-roofed and re-pointed; the bothy is a blank canvas for somebody to use however they wished and it could become a superb study area, gym or potentially further accommodation, subject to planning permission

• There is an immaculate flagstone patio area to the rear, ideal for those summer nights when entertaining and to enjoy the beautiful views

• The formal rear garden is laid to lawn, with a post and rail fence and five bar gate giving access into the property’s private orchard, with a variety of mature trees and hedging to the far boundary Services Mains electricity, water and drainage are connected to the property. Oil fired central heating. Fixtures and fittings All those items regarded as tenant’s fixtures and fittings, together with the fitted carpets, curtains and light fittings, are specifically excluded from the sale. However, certain items may be available by separate negotiation. Directions (B49 6DS) From Stratford upon Avon take the B439 towards Evesham. Continue past the turnings for Welford and , after a couple of miles turn right signposted . Take the second turning on the Right towards Ardens Grafton and at the T junction turn right and the property can be found on the right hand side. Outbuildings

Terms Tenure: Freehold

Local Authority: Stratford on Avon District Council. First Floor Telephone: 01789 267575

Council Tax Band: F Viewing By prior appointment only with the agents.

Approximate Gross Internal Floor Area House: 266 sq m (2,863 sq ft) Outbuildings: 60 sq m (648 sq ft) Total: 326 sq m (3,511 sq ft)

This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars

Ground Floor

Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on Energy Efficiency Rating 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 01789 297735 make any representations about the property, and accordingly any information given is entirely without responsibility on Bridgeway House, Bridgeway the part of the agents, seller(s) or lessor(s). 2. 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. Stratford upon Avon CV37 6YX 3. 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 [email protected] other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change without notice. Viewing by appointment only. Particulars dated November 2016. KnightFrank.co.uk Photographs dated October 2016. Knight Frank LLP is a limited liability partnership registered in with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.