For Sale by Private Treaty

BRIDGE FARM, DRAYCOTE

RUGBY, WARWICKSHIRE, CV23 9RB

BRIDGE FARM, DRAYCOTE, RUGBY, WARWICKSHIRE, CV23 9RB

Situation Bridge Farm is situated on the outskirts of the peaceful hamlet of Draycote. Surrounded by rolling Warwickshire countryside. Nearby is a cycle way connecting Leamington Spa and Rugby, which also provides pedestrian access to Draycote Water. The lane through the village serves only the properties within. Rugby town centre is approximately 4 miles which offers an excellent range of retail, recreational and educational facilities. Primary and secondary schools are all easily accessible, such as Rugby School, Bilton Grange Preparatory School, Princethorpe College, Kings’ High School and Warwick School. Rugby train station also provides direct services into London Euston and Birmingham. Description The property is thought to date back to around 1800. It has been extended and altered over the years providing a spacious character family home. Built of brick, part painted beneath a pitched tiled roof, the property is beautifully presented throughout. Nearby is a traditional brick and tiled building, currently providing a Games Room, Laundry Room and Garage with roof space over, all with central heating. It is thought to have potential for conversion to a self-contained Annexe subject to the necessary Planning Consents. Accommodation The attached floor plan indicates all room and outbuilding dimensions. The property is presented to an extremely high standard having been improved significantly by the present owners. Most windows are double glazed. There are exposed beams and a wood burner in the Sitting Room. A ‘Shaker’ style Kitchen with oak doors (Farrow & Ball painted) and worktops, integral ‘Neff’ appliances and induction hob. A pantry leading from the Utility Room with ‘Belfast’ style sink. There are two staircases which access all areas of the upstairs accommodation. The Master Bedroom has a luxury Bathroom with large Jacuzzi bath, steam shower, WC and two wash hand basins. The En-suite Bathroom to Bedroom 2 also has a Jacuzzi bath, large shower, wash hand basin, WC and bidet. Externally A five bar gate leads onto the block paved driveway which extends to the rear of the property alongside the slate chip surfaced areas, providing ample parking for several vehicles. Within the grounds is a workshop and storage area.

The mature gardens and grounds extend to a little under 1 acre and are a key feature of the property. Comprising a variety of fruit trees and mature hedges; providing total privacy. The vegetable and herb gardens are established alongside an aluminium framed greenhouse. Accessible from the Dining Room and Snug is a vast patio area with a feature working well. Located at the bottom of the garden is a timber framed log store.

Services Mains water, electricity and drainage. There is an oil fired boiler providing central heating and domestic hot water which also extends to the Games and Laundry rooms with a large pressurised storage tank. Tenure The property is Freehold and will be sold with vacant possession upon completion. Energy Performance Certificate The property is in Band E and full details are available on the National EPC Register. The Local Authorities Rugby County Council Warwickshire County Council Town Hall, Evreux Way Shire Hall, Warwick, CV34 4RL Rugby CV21 2RR Tel: 01926 410410 Tel: 01788 533533 Viewing Strictly by appointment with the sole selling agent:

GUIDE PRICE - £865,000 GODFREY-PAYTON, 25 HIGH STREET, WARWICK, CV34 4BB TEL: 01926 492511 FAX: 01926 410391 Website: www.godfrey-payton.co.uk

These particulars have been prepared in good faith and are for guidance only. They are intended to give a fair description of the property but do not constitute part of an offer or form any part of a contract. We have not carried out a survey on the property nor have we tested the services, appliances or any specific fittings. Any areas, measurements or distances we have referred to are given as a guide only and are not precise. If you have any queries or if there are any specific points you may wish to clarify before viewing, especially if you are travelling some distance, please contact this office to discuss them further.