Originally four cottages, dating back to the 1800’s, and now offering a fabulous, detached property significantly extended, with retained period features, and a high-quality contemporary interior.

A stunning and immaculately presented family home, offering spacious and flexible living accommodation with generous gardens and grounds in a desirable village. In all about 0.51 acre.

Ground Floor
• The design and flow of accommodation works incredibly well and provides sociable, open plan living, together with the benefit of separate spaces to suit modern family needs.
• The reception hall, with flagstone flooring, leads to the beautiful open plan kitchen/breakfast room and dining room.
• The kitchen/breakfast room has a four oven Aga with warming plate, with a very good range of units and storage, with integrated appliances. The full height vaulted ceiling, with Velux windows, provides plenty of natural light and promotes the feeling of space.
• The dining area has bifold doors to the terrace and garden.
• A feature glass covered well provides an interesting focal point in the dining room.
• The intimate sitting room features smoked engineered oak wooden flooring, and a fireplace with wood burner.
• The dual aspect drawing room has a feature open fireplace, and french doors to the garden.
• Adjacent to the open plan kitchen/living area is a utility/laundry room and boot room.
• Completing the ground floor is a useful kitchen with living room and large study which could be utilised as a separate annexe.
• Both the ground and first floors benefit from Polypipe wet independently room controlled underfloor heating.

First Floor
• The master bedroom has a dressing room and luxurious en suite bathroom, with freestanding bath and large walk-in shower. The majority of the sanitaryware is Lefroy Brookes.
• The two guest bedrooms both have an en suite bathroom.
• There are two further bedrooms, both with en suites (one currently accessed via a separate staircase in the annexe area).
• A private seating terrace can be utilised by two of the guest bedrooms.
• The eastern end of the house has the potential to create a superb self contained annexe.

Gardens and Grounds
• The south facing gardens are mature and established, with a particular feature being a monkey puzzle tree and two beautifully shaped magnolias.
• A large entertaining terrace spans the rear of the property, providing the perfect place to relax and entertain and enjoy the peaceful surroundings. There are several other secluded seating areas located in the garden, all providing relaxing spaces to enjoy the gardens.
• Planning permission has been granted (ref: 23/00504/FUL dated 21/2/23) for ‘demolition of existing coach house and garage and erection of replacement garage with ancillary office and store above’.
• There is ample off road parking for at least 5 cars.

Situation
The sought-after village of Welford-on-Avon has an excellent active community that includes cricket teams, football teams, bowls club, gardening club, general stores, three public houses/restaurants, a hairdresser and garage.

Nearby Stratford upon Avon offers a wide range of facilities, along with being home to the renowned Royal Shakespeare Company.

There are some excellent local schools (both state and private), along with a village primary school (rated Ofsted outstanding). Schools include The Croft Prep School and Stratford-upon-Avon grammar schools, Warwick Prep and Public School and King's High School for Girls in Warwick and a further grammar school in Alcester.

Travel connections are very good with Birmingham International Airport about 26 miles away and intercity trains running from Warwick Parkway Station to London Marylebone and along with London Paddington from Honeybourne Station.

Fixtures and Fittings
All fixtures, fittings and furniture such as curtains, light fittings, garden ornaments and statuary are excluded from the sale. Some may be available by separate negotiation.

Services
Mains water, electricity and drainage are connected. Heating is via oil. None of the services or appliances, heating installations, plumbing or electrical systems have been tested by the selling agents.

There is led lighting to the majority of rooms, electric gates and smart phone controlled CCTV.
The estimated fastest download speed currently achievable for the property postcode area is around 80 Mbps (data taken from checker.ofcom.org.uk on 14/05/2024). Actual service availability at the property or speeds received may be different.

We understand that the property is likely to have current mobile coverage outdoors (data taken from checker.ofcom.org.uk on 14/05/2024). Please note that actual services available may be different depending on the particular circumstances, precise location and network outages.

Tenure
The property is to be sold freehold.

Local Authority
Stratford-on-Avon District Council
Council Tax Band: G

Public Rights of Way, Wayleaves and Easements
The property is sold subject to all rights of way, wayleaves and easements whether or not they are defined in this brochure.

Plans and Boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct but accuracy is not guaranteed. The purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the vendor nor the vendor’s agents will be responsible for defining the boundaries or the ownership thereof.

Viewings
Strictly by appointment through Fisher German LLP.

Directions
Postcode – CV37 8EJ
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