Harbages FarmhouseTHE GREEN • WARMINGTON • OXFORDSHIRE/WARWICKSHIRE BORDERS

Harbages FarmhouseTHE GREEN • WARMINGTON

OXFORDSHIRE/WARWICKSHIRE

BORDERS

A handsome 17th century Grade II Listed village house in a superb location

overlooking the village green

Entrance hall • Rear reception hall • Drawing room

Sitting room • Study • Cloakroom • Dining room with bread

oven • Pantry • Kitchen/breakfast room • Cellar • 4 First floor

bedrooms • 2 Bathrooms and dressing room

Second floor suite with dressing room • Bedroom 5 • Bathroom

• Walk-in clothes closet

Double garage • Utility room • Oil and wood store

Bicycle shed • Ample parking • Enclosed courtyard

Attractive enclosed gardens to south and west with garden store

Former privy/store • Chicken run and chicken house

Vegetable garden with fine views over Warmington Village Green

In all about 0.20 hectare (0.5 acre)

Banbury 5 miles (Intercity mainline trains to London Marylebone

from 55 mins) • M40 (J11) 5 miles • Leamington Spa

and Warwick 16 miles • Stratford upon Avon 20 miles

Oxford 35 miles (All distances and time are approximate)

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the

last page of the text.

Situation• Harbages Farmhouse is in the Conservation Village of

Warmington on the Oxfordshire/ Warwickshire borders

• Positioned immediately below the slope of Edge Hill,

Warmington is a quintessential English village with stone

houses and cottages situated around a large village green and

duck pond

• The village has an active community which benefits from a

village hall, Parish Church, The Plough public house and a local

farm shop

• In the area are National Trust properties including Upton House

and Farnborough Hall, which is visible from the upper storey

of Harbages Farmhouse; Compton Verney House and an Art

Gallery are also nearby

• The M40 gives access to Oxford, London, the West Midlands

and the wider motorway network

• There is a range of state and independent schools in the area

to suit most requirements, including Shenington Private and

Fenny Compton Primary Schools, Bloxham Public School,

Tudor Hall School for Girls, Warwick Prep and public school

and King’s High School for Girls. Kingsley School for Girls,

Arnold Lodge are in Leamington Spa. King Edwards Grammar

School for boys and Shottery Girls Grammar School are in

Stratford upon Avon

• There are golf courses at Tadmarton, Brailes, Chacombe and

Stratford, with racing at Warwick, Stratford and Cheltenham

• Stratford is the region’s cultural centre with its Shakespearan

heritage and theatres

Description of property• Harbages Farmhouse is a handsome 17th century Listed stone

built village house situated behind the village green in an

elevated position, set back behind its own garden

• Approached by a drive across the village green, the house

incorporates many beautiful period features with a stone slate

roof to the front elevation, stone mullions, flagstone floor and

timber floors, windows with windows seats, large Inglenook

fireplaces with wood burning stove to the drawing room and

dining room, bread oven, exposed timbers and exposed roof

trusses and purlins. On the upper floor there are a selection of

antique floors, some of oak or elm

• A spiral staircase built of stone leading down to the cellar and

oak rising to the first and second floors are a great feature of

the property

• A new oak front door and architraves leads to a flagstone

reception hall, off which is the dining room with windows to the

north and west and Inglenook fireplace with bread oven

• Drawing room with stone Inglenook with half stone piers, wood

burner and Inglenook seat, with windows to the front and rear

• Study with fitted shelves, desk and drawers; cosy sitting room

with French doors to the garden and windows to two sides,

attractive Tudor fireplace, oak floor and wood burner

• The kitchen/breakfast room is beautifully fitted. with terracotta

tiled floor, handmade painted wall cabinets and cupboards

with granite tops, matching dresser, oil fired two oven Aga with

electric companion and integrated dishwasher, island unit and

sink

• Pantry with deep Belfast sink, pantry cupboard and terracotta

tiled floor

• Useful ventilated cellar with sump pump

• To the first floor, off the landing are four generous double

bedrooms, one with a Juliet balcony, exposed timbers; two

bathrooms with attractive limestone flooring, one with separate

shower. Fitted dressing room with a range of cupboards

• Bedrooms to the front of the house have attractive views over

the village green with a mature setting

• The second floor is currently used as master suite with a large

landing/dressing room/study, bedroom 5 with superb views,

attractive bathroom and walk in clothes closet

Gardens and grounds• The house stands in lovely walled gardens

• The front of the house is adorned by a wisteria

• The gardens incorporate attractive shrub and herbaceous

borders and is screened by a high wall to the south side

• There is a vegetable garden, asparagus bed, soft fruit, and

mature apple trees. Further trees include flowering cherry,

purple cherry and goat willow

• There is a paved flagstone path at the side of the house and a

gravelled sitting area ideal for alfresco eating. To the rear of the

house is a closed courtyard

• There is private parking for up to six cars

• The drive also provides access to properties to the rear

• There is a large double garage with utility room with storage loft

above, bicycle shed and oil and wood store

• The setting and garden of Harbages Farmhouse make for a

very special property, well suited for family use

ServicesMains electricity, water and drainage are connected to the

property. Oil fired central heating. Telephone and broadband.

Fixtures and fittings All those mentioned in these sales particulars together with fitted

carpets and most light fittings are included in the sale. All others

are specifically excluded, although certain items may be made

available by separate negotiation.

Directions (OX17 1BU)From the M40 (J11) at Banbury proceed into Banbury and take the

B4100 Warwick Road. Proceed past the turning to Shotteswell,

and turn right at a short length of dual carriageway signed

Warmington. Proceed down into the village, past the Church on

the right and the pub on the left. At the top of the village green

turn right, across the green, and Harbages Farmhouse is directly in

front of you, with the drive to the left hand side of the house.

TermsTenure: Freehold

Local Authority: Stratford on Avon District Council

Telephone 01789 267 575

Council Tax Band: H

ViewingBy prior appointment only through the agents.

Approximate Gross Internal Floor Area

House: 396 sq m (4,265 sq ft)

Outbuildings: 55 sq m (595 sq ft)

Total: 451 sq m (4,660 sq ft)

This plan is for guidance only and must not be relied upon as a

statement of fact. Attention is drawn to the Important Notice on

the last page of the text of the Particulars

01789 297735Bridgeway House, Bridgeway Stratford upon Avon CV37 6YX stratford@knightfrank.com

KnightFrank.co.uk

Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on

statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually

accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to

make any representations about the property, and accordingly any information given is entirely without responsibility on

the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as

they appeared at the time they were taken. Areas, measurements and distances given are approximate only.

3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary

planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in

other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position

relating to the property may change without notice. Viewing by appointment only. Particulars dated September 2015.

Photographs dated September 2015. Property Number: JVEW/370118. Knight Frank LLP is a limited liability partnership

registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN,

where you may look at a list of members’ names.

Ground Floor

First Floor Second Floor

Cellar

Outbuilding