High Street, Barford, Warwick
Price Guide £1,250,000, 4 bedrooms, country house

Little Watchbury is a beautiful, semi-detached, Grade II-listed family home in the heart of Barford village. The property is a brick and timber construction with leaded light windows to the front, formed from the east wing of a large village house with Tudor origins. The property has Georgian and 1920s additions and embellishments, creating a sense of space through generously sized rooms and mostly high ceilings. The accommodation, in brief, affords an entrance lobby and inner hall, cloakroom/WC, two reception rooms, breakfast kitchen, extensive cellarage, four double bedrooms, en-suite and main bathroom, gated driveway, garaging and the property is set in stunning gardens and grounds, which in all extends to approximately 1.39 acres. NO UPWARD CHAIN

Location
Little Watchbury is situated in the heart of the extremely popular South Warwickshire village of Barford. The village has many amenities, including a parish church, recreational grounds, village hall, community shop, primary school and two public houses.

Barford is well placed for the local towns of Warwick, Leamington Spa and Stratford-upon-Avon, all of which offer a wide range of shopping and leisure facilities, including the world-renowned Royal Shakespeare Company theatres in Stratford.

There are excellent state and public schools in the area to suit most requirements, including boys and girls grammar schools and The Croft Prep School in Stratford-upon-Avon, Warwick Prep and Public Schools in Warwick, and the Kingsley School for Girls in Leamington Spa. For the commuter, junction 15 of the M40 is just 1.5 miles away, and Warwick Parkway Station is 6 miles away, providing direct trains to London Marylebone.

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.

Warwick 3 miles, Leamington Spa 6 miles, Stratford-upon-Avon 7 miles, Solihull 18 miles, M40 (J15) 1.5 miles, Warwick Parkway Station 6 miles (trains to London Marylebone from 69 minutes), Birmingham International Airport 21 miles (distances and time approximate).

Vehicular Access
The property is accessed from the High Street through wooden gates, which provide access to a tarmac drive with a large garage and ample parking for multiple cars.

Pedestrian Approach
The front entrance is approached via a pedestrian gate from the High Sreet with a tiled canopy overhang. A very nice original part glazed entrance door provides access to the:

Entrance Lobby
Tiled floor with inset coir mat well, coving to ceiling, radiator. Door to the Utility/WC and a further three-quarter glazed door leads through to the Reception Hall.

Cloaks/Utility Room
Matching floor, window to side aspect, vanity sink unit and door to:

WC
Low flush WC, ceiling light point and window to the side aspect.

Reception Area & Inner Hall
Oak strip flooring and wood block floor, cast iron Period radiator, wall light point. Staircase rising to First Floor Landing, high ceiling and an ornate glass skylight. Doors to:

Stunning Drawing Room
With a wealth of character features and stunning views of the garden and grounds. Original marble surround fireplace, high ceiling with ornate cornice, deep skirting boards, picture rail, wiring for wall lights. Two large windows to the rear aspect both with radiators below and an additional period style radiator.

Dual-aspect Sitting and Dining Room
It is split by a wooden arch and complete with an impressive open fireplace, detailed ceiling, Oak strip flooring, deep skirting boards, dado and picture rail, period radiator, and wall light point. Windows to the front and rear aspects and an external door provides access to the stone-paved patio and lovely gardens beyond

Breakfast Kitchen
Located off the hall and approached down a few steps. Having a range of base units, worktops with a ceramic single drainer sink unit with mixer tap and rinse bowl. Range Master cooker with five burner hob and an electric hotplate, additional Creda electric oven and a built-in shelved pantry Radiator, tiled floor and a leaded light window to the front aspect. Door to the extensive vaulted Cellar and Wine Cellar.

Extensive Cellerage
Approached from the Kitchen with steps leading down. Having a vaulted ceiling and ideal for storing lots of wine.

First Floor Landing
Stairs in the entrance hall rise to the first-floor landing, providing access to a principal bedroom with an en suite bathroom, three further bedrooms and a spacious family bathroom. Each bedroom is generous in size and offers slightly different aspects.

Bedroom One
Deep skirting, high ceiling, window to the rear aspect. Door to:

En-Suite Bathroom
White suite comprising bath with Mira shower over, utility wash hand basin with storage cupboard below, bidet, WC, downlighters, extractor fan, and heated towel rail.

Bedroom Two
Period wash hand basin, radiator and window to the side aspect.

Bathroom
Suite comprising WC, pedestal wash hand basin, bath with side taps, bidet, tiled shower enclosure, radiator and window.

From The Main Landing
A further flight of stairs with hand rail lead down to:

Further Landing Area
Large built-in airing/linen cupboard, additional storage cupboard and doors to:

Bedroom Three
Built-in range of triple-double door wardrobes, radiator and a leaded light window to the front aspect.

Bedroom Four
Feature angled ceilings, radiator, pedestal wash hand basin and a leaded light window to the front aspect.

Gardens & Grounds
The gardens and grounds are a particular feature of the property, extending to 1.39 acres in the heart of the village. The formal garden is principally lawned and is well-stocked with mature trees and herbaceous borders. A gravel path leads from the stone-paved patio, accessed from the sitting and dining room, to a one-bedroom bungalow (currently uninhabitable), providing a fantastic development opportunity for a potential buyer (subject to planning). Beyond the bungalow and formal gardens is a paddock area bordered by estate fencing.

Garaging 6.76m x 4.97m (22'2" x 16'3")
Part glazed timber double opening doors, high ceiling, double opening French doors to rear garden with windows to side and multi-paned window over, additional window and outside tap.

Tenure
The property is understood to be freehold although we have not inspected the relevant documentation to confirm this.

Services
All mains services are understood to be connected to the property including gas. NB We have not tested the heating, domestic hot water system, kitchen appliances, or other services, and whilst believing them to be in satisfactory working order we cannot give any warranties in these respects. Interested parties are invited to make their own inquiries.

Council Tax
The property is in Council Tax Band "G" - Warwick District Council

Postcode
CV35 8BU