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Constructed of Horton Stone under a tiled roof, Grove Farm is a truly breathtaking family home, ideal for the keen equestrian. Believed to originate from the 17th century and rebuilt in the 1930s, the property offers more than 4,600 sq. ft. of light-filled flexible accommodation arranged over two storeys incorporating an adjoining one-bedroom annexe and a larger self-contained two-bedroom barn conversion to the northern side.
An expansive light-filled reception hall with a useful cloakroom gives access to the beautiful ground floor family and entertaining space which provides an elegant 24 ft. dual aspect drawing room with a large bay picture window providing panoramic southerly views, exposed wooden flooring, a feature fireplace with ornate wood-burning stove and French doors to the rear garden. There is also a generous neighbouring sitting room with a feature fireplace with woodburning stove and a large picture window overlooking the garden, and a dining room with an adjoining triple aspect conservatory with French doors to the garden and stunning north-easterly views over the country park. The spacious dual aspect kitchen/breakfast room offers hand-made Fordbrook wooden units, a Rayburn, modern integrated appliances, and a large neighbouring fitted utility room with a door to an inner hall with a useful boot room with a shower and WC.
On the first floor, the property provides five spacious bedrooms (2 are En Suite), with a family bathroom and additional cloakroom. Of particular note is the lovely principal bedroom suite with its large bay picture window, bespoke built-in storage and luxurious en suite bathroom.
Accessible from the inner hall which benefits from its own entrance door, the property’s self-contained two-bedroom barn conversion features a generous dual aspect sitting room with a vaulted ceiling with exposed A-frame beams, feature fireplace with a woodburning stove and a useful cloakroom. There is also a dual aspect conservatory with French doors to the garden, a spacious kitchen/breakfast room, a ground floor double bedroom with en suite bathroom and a first-floor additional bedroom.
The smaller of the property’s two annexes is accessible from the utility room and through a separate entrance door opening into the kitchen. It provides a fitted kitchen, a generous dual aspect sitting room and a ground floor bedroom and en suite bathroom, and offers the prospective purchaser the opportunity to reincorporate the whole part of the space into the main house if required.
Enjoying a high degree of privacy, the property is approached over a sweeping driveway flanked by enclosed paddocks. Passing a charming feature pond, the driveway branches in one direction past the annexes to a large parking area in front of the main house and to the other down to the stables and other outbuildings. The property sits at the centre of its own grounds and features a well-maintained formal garden laid mainly to a level lawn bordered by mature trees and features a large, paved terrace, all providing ample opportunities for entertaining and al fresco dining and designed to maximise the stunning panoramic views over the remaining grounds and surrounding countryside.
Mains water and electricity are connected, drainage is to a private system on site. The central heating is provided via oil-fired boilers, one serving the house and the flat/annexe and a separate boiler for the larger of the two annexes. None of the services, fittings or appliances, heating installations, plumbing or electrical systems have been tested by the selling agents.
Yes. Currently supplied by BT.
Only those items mentioned in these particulars are included in the sale. All others are excluded but certain items may be made available by separate negotiation.
Band D
Stratford-upon-Avon District Council, tel: 01789 260003
Main house: Band G
Barn Conversion: Band A
Freehold with vacant possession of the whole
The property is offered subject to and with the benefit of any rights of way, wayleaves, easements and any other rights specifically referred to or not. There is a footpath that runs down the drive passing over the parking area to the south of the house and continuing across the land in a westerly direction. There is also an electricity wayleave passing over the land in a north-west to south-east direction. There is a well close to the manège. There's also a well in the rear patio area. There's a further well in the grounds.
Stamp Duty Calculator Energy Performance CertificateExtending in total to almost 13 acres, the grounds surrounding the property are split into a variety of paddocks, mainly stock-fenced and all with water supplied and also benefit from an orchard close to the stable block. The extensive equestrian facilities include a stable block comprising two pony boxes (9’ 11” x 13’ 8” and 9’ 3” x 8’ 5”), five loose boxes (9’ 3” x 8’ 6”, 10’ 5” x 12’ 4”, 10’ 5” x 11’, 12’ x 12’ 9” and 12’ 8” x 11’ 8”), a wash bay (20’ 7” maximum x 10’ 9”), secure tack room (12’ 9” x 11’ 5”) and a separate WC together with two field shelters and an all-weather outdoor manège installed in 2003 measuring 40m x 20m and constructed of sand topped with a rubber surface. The property also benefits from an agricultural barn adjacent to the stable block, constructed in 2002/3 and measuring approximately 68’ x 25’ with doors at each end, a small lean-to machinery/implement store attached to the stable building and potential for further stabling in both the barn and the stable block itself.
The property is located in the shrunken medieval village of Burton Dassett, the site of a historic Saxon settlement mentioned in the Domesday Book. It is believed that the house is located on the site of the old settlement. Burton Dassett Hills Country Park, extending to around 100 acres, adjoins the hamlet with a beacon to the north. The Burton Dassett Hills owe much of their character to their origin which is believed to be during the Jurassic Period. There are fine views over the Dassett Hills and Edgehill escarpment to the south.
Ideal for the commuter, the property is located approximately midway between Leamington Spa and Banbury both of which provide excellent local facilities including comprehensive shopping, leisure, and recreational amenities together with mainline train stations. Stratford-upon-Avon to the west and Southam to the north both offer extensive mainstream and boutique shopping, services, leisure, and recreational amenities together with mainline train stations. Communications links are excellent: the area is connected by a network of motorways including the M40 some 2.5 miles to the north giving access to the M1, M6, M45, and M69 and on to major regional centres in the north and south of the UK.
The area is served by a good selection of nearby state schooling including the Dassett C of E Primary School, Kineton High School, and Southam College (rated Outstanding by Ofsted) together with a wide range of noteworthy independent schools including Carrdus, St. John’s Priory and Tudor Hall.
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