An exquisite family farmhouse which has been extended and renovated during the current owners’ 50-year tenure. The property offers relaxed and flexible family living, combined with spacious, light-filled accommodation and generous entertaining areas. Large windows throughout allow an abundance of natural light and provide exceptional views across the gardens, grounds and surrounding countryside. Lower Watchbury has historically been a working farm with agricultural buildings and land extending to approximately 25 acres. There is also the option to purchase an additional parcel of land of approximately 5 acres by separate negotiation. Please contact the agent for further details.

HOUSE & LAND

It occupies an elevated south/west facing position. The property is approached via an electric wooden gate which leads over a cattle grid to an impressive avenue of trees. The house sits nicely within formal and informal gardens, with access to a large gravel driveway to the side and rear of the property. Measuring over 3,800 sq. ft, the main house provides flexible and bright reception and living accommodation over two floors. A stone and wooden porch gives access to the reception hall with exposed beams and flagstone floors, which run throughout many of the rooms on the ground floor. There are two principal reception rooms to the left, namely a formal dining room and drawing room with inset fireplace, both affording incredible views of the main lawn and countryside beyond. To the rear is a snug/family room with wood burner, rear hallway with cloaks/boot room, WC, and utility room with useful rear access to the cottage garden. A further entrance hall leads to the separate annex (currently arranged as two independent holiday let apartments). The ground floor is completed by a magnificent farmhouse-style kitchen with a range of bespoke ‘Shaker’ style wall and base units, integrated appliances, central island unit, AGA and larder cupboard. This opens into a snug breakfast area with green oak framed windows overlooking the garden and further rear access from the driveway. The first floor provides four double bedrooms, one of which is used as the principal bedroom with ensuite bathroom, along with a further family bathroom. There is also potential to incorporate bedroom five/six and two further bathrooms from the independent annex if desired. Throughout the house there is exposed brick and stonework, ceiling and wall beams, and flagstone flooring, with many opportunities to enjoy the views of the gardens and surrounding countryside.
The principal garden enjoys a manicured lawn which looks over the adjoining fields and is protected by a ha-ha. These gardens are interspersed with deep flower and shrub borders and various terraces from which to sit and enjoy the views. To the rear of the house is a cottage garden with vegetable beds, along with a large pond and seating area. Access to the 1,000 sq. ft stone agricultural barn/garaging and the further 5,000 sq. ft cattle barn is via a hard-standing drive.

Services are mains electricity, with water supplied by a private well with mains backup. A 25kW solar array was fitted to the cattle barn roof ten years ago and generates approximately £4,000 per year in income. Farm buildings consist of a brick well house, a 1,000 sq. ft brick garage with potential “Q” residential planning consent, and a 5,000 sq. ft pole barn presently used for overwintering cattle.
Extending to approximately 25 acres, there is also the option to purchase an additional parcel of land of approximately 5 acres by separate negotiation. Please contact the agent for further details.

EQUESTRIAN POTENTIAL

The property offers excellent potential for equestrian use, subject to the necessary planning permissions. There is ample space to establish a schooling arena or other equestrian facilities, with well-draining fields that provide ideal ground conditions year-round. This is a fantastic opportunity for horse owners or those looking to develop bespoke equestrian amenities in a peaceful rural setting.

SPECIFICATIONS

Entrance Hall  12'8" x 13'6" (3.86m x 4.11m)
Kitchen Breakfast Room  22'11" x 13'5" (6.99m x 4.1m)
Drawing Room  25'10" x 16'2" (7.87m x 4.93m)
Dining Room  16'2" x 16'1" (4.93m x 4.9m)
Utility Room  11'5" x 11'7" (3.48m x 3.53m)
Snug/Family Room  12'1" x 17'2" (3.68m x 5.23m)
Hall  7'9" x 11'7" (2.36m x 3.53m)
Ground floor Annexe Kitchen  5' x 5'5" (1.52m x 1.65m)
Ground floor Annexe Sitting Room  8'7" x 15'10" (2.62m x 4.83m)
Ground floor Annexe Bedroom  8'7" x 15'10" (2.62m x 4.83m)
Ground floor Annexe Bathroom
First floor Annexe Kitchen/Sitting Room  11'8" x 11'11" (3.56m x 3.63m)
First floor Annexe Bedroom  18' x 9'4" (5.49m x 2.84m)
Frist floor Annexe Bathroom
Principal Bedroom  14'9" x 11'7" (4.5m x 3.53m)
Bedroom  19'9" x 12' (6.02m x 3.66m)
Bedroom  12'2" x 15'11" (3.7m x 4.85m)
Bedroom  16'2" x 11'10" (4.93m x 3.6m)
Triple Barn Garage  38'8" x 29'2" (11.79m x 8.9m)
Well House  8'5" x 5'1" (2.57m x 1.55m)
Barn  98'9" x 49'5" (30.1m x 15.06m)

AREA

Lower Watchbury Farm is located in a rural setting surrounded by beautiful Warwickshire countryside yet only a mile from the village of Barford. Barford is a village and civil parish 3 miles from Warwick. The village has many amenities, including a parish church, recreational grounds, village hall, community shop, primary school and two public houses. Further to this, Warwick School and KES Stratford-upon-Avon are two particularly good senior schools that are nearby. The M40 (Jct 15), The Fosse Way (A429) and Warwick Parkway station with connections to both Birmingham and London. Leisure activities include golf, which can be enjoyed at local courses in Stratford upon Avon and Leek Wootton, and racing at both Warwick and Stratford racecourses.

THE FINER DETAILS

Services Mains electricity, private well and drainage. Solar Panel System.
Local authority Warwick District Council
Council tax Band F
Energy performance certificate Rating A
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