Kenilworth, Warwickshire

Hill House

1 Upper Rosemary Hill | Kenilworth | CV8 2PA

HILL HOUSE

Hill House in Kenilworth is a historic detached Grade II listed home full of character with period and traditional features set in an enviable location with stunning views over Abbey Fields and beyond to Kenilworth Castle and just a few minutes-walk from the towns shops, bars and restaurants in one direction, and the old town in the other.

KEY FEATURES

The property is steeped in history and features in a book written by local historians. “Hill House & Rosemary - Two Kenilworth Houses” by Graham Gould & Peter James explores the history of the house, which is understood to date from around the early 1800’s. The house has over 3,700 sq/ft of accommodation with a total of seven bedrooms, four bathrooms and three reception rooms. It also offers the possibility of multi-generational living or rental potential with a self-contained wing at the side of the house which benefits from a separate entrance and has a living/dining room on the ground floor as well as three of the bedrooms and a bathroom, upstairs. A patio terrace at the rear of the house leads onto a generously sized lawned garden which offers elevated views across the park and Kenilworth Castle beyond. The property has a garage and additional private parking.

Ground Floor

This beautiful family home is full of character and charm. Upon entering the property, a grand entrance hall features an original Victorian mosaic tiled floor, picture rails and impressive ceiling rose. Leading off the hall at the rear of the property is the generously sized sitting room and dining room. The sitting room with feature fireplace is a lovely room full of character with high ceilings paired with ceiling mouldings and two full height windows overlooking the gardens and views beyond. The impressive dining room features a large bay window looking out over the patio terrace and garden, as well as a full height window to the side, with views to the Abbey Fields. This room is ideal for entertaining, with plenty of space for a large dining table and even a grand piano! A stone fireplace with log burner keeps this room cosy in the winter months. The kitchen at the front of the house features beech wood Amtico flooring, shaker style cream cupboards and drawer units and black granite worktops, as well as built-in appliances and a Smeg electric range oven with 5 ring induction hob. A downstairs bathroom with shower, w.c. and wash hand basin, and an office completes the accommodation in this part of the house.

First Floor

A grand staircase in the entrance hall in the main part of the house leads to a large landing with skylight above and four large double bedrooms, some with views over Abbey Fields and the garden. The main bedroom features double aspect sash-windows with lovely views over the park and St Nicholas church and has a Jack/Jill ensuite with bath and w.c. There is also a contemporary family bathroom off the landing which can also be accessed from the East wing of the house.

SELLER INSIGHT

Located in central Kenilworth, Hill House is a detached Grade II listed property occupying a corner position at the top of a hill next to the Abbey Fields, a green space and gateway to the countryside in the west of the town. The house has some of the town’s best views across to Kenilworth Castle. The current owners love watching the sun set and say, “it’s a rare thing to be situated within the centre of a town yet have such green and scenic views.”

Hill House is a striking 200-year-old brick-built period property. With its sash windows, slate roof, high ceilings, ornate coving, traditional fireplaces, a Victorian tiled hall floor, and a red pillar box set into its external wall, it is a desirable and unique property. The current owners have been very happy here as they say, “we enjoy watching the world from our kitchen window, a space originally designed to be the “morning room” of the house. It has a wonderful light and airy feel with windows to the south and west. With original shuttered windows, the house stays nice and cool in hot summer conditions. An especially delightful feature is the historic doorbell linked by wire and pulleys.”

The owners will miss the space for entertaining as they recall memories of “wonderful Christmases with a huge tree in the hall and family members from far and wide filling every bedroom and twenty, or more, seated round an extended dining table for meals.”

The house occupies a prime position in the vibrant town of Kenilworth, where there is a good sense of community and an excellent range of facilities. “When we moved to the house with a young family 26 years ago, the proximity to schools was important. Now it is the shops, railway station, bus service and many other facilities – all within walking distance – which are of more interest to us.”

“Having the Abbey Fields with its lake and children’s playground and open countryside on our doorstep or in the opposite direction the Common and cycle route to the university are also a huge bonus.”

* These comments are the personal views of the current owner and are included as an insight into life at the property. They have not been independently verified, should not be relied on without verification and do not necessarily reflect the views of the agent.

East Wing

Ground Floor

A door from the main entrance hall opens through to the East wing of the house and the pantry, laundry room and cellar. In this part of the house is the self-contained living/dining space and a second hallway with a separate entrance at the front of the property. A door to the rear opens out onto the patio terrace and garden and stairs lead up to the first floor.

First Floor

Off the landing with two skylights above are three large double bedrooms and a family bathroom with separate bath, shower, washbasin and w.c.

Outside

The garden offers plenty of space to enjoy the outdoors with a large patio terrace leading onto the lawn with superb views of Abbey Fields and Kenilworth Castle beyond. The garden is well stocked with mature shrubs and trees, a wildflower border and garden shed. The property also benefits from a garage and private parking.

LOCATION

Kenilworth, Upper Rosemary Hill

The town of Kenilworth, with its historic castle, offers an array of independent shops, bars and restaurants including The Cross which earnt Michelin star status in 2014 and holds the accolade of ‘Best Restaurant in Warwickshire’. The town has two theatres and superb leisure facilities at the Warwickshire Golf Club and Abbey Fields.

For those who like to keep active there are several beautiful locations nearby for walking or cycling, including Kenilworth Common, Kenilworth Greenway and Ryton Pools Country Park.

Access to the Midlands motorway network is also within easy reach with nearby A46, M40, and M42 with access to the M1 and M6, Birmingham International Airport and Railway Station and Birmingham NEC. Rail links to Birmingham and London are available from Warwick Parkway or Leamington Spa stations (with a link to Kenilworth station).

There are excellent options for both state and private schooling nearby with Crackley Hall School in Kenilworth, Warwick School for Boys, along with its sister school, Kings High School for Girls and Warwick Preparatory and Junior Schools. In addition, other private school options can be found at Arnold Lodge and Kingsley School (for girls) in Leamington and King Henry VIII in Coventry. There are several state primary schools locally too. The University of Warwick close by is among the highest rated in the country.

Registered in England and Wales. Company Reg. No. 08775854. VAT No. 178 445 472

Registered Office: F&C Stratford upon Avon Ltd, 5 Regent Street, Rugby, Warwickshire CV21 2PE

copyright © 2023 Fine & Country Ltd.

Services

Mains water, electricity, gas and drainage are understood to be connected to the property.

Local Authority

Warwick District Council, Council tax band G

Viewing Arrangements

Strictly via the vendor’s sole agents Fine & Country on 01926 455950.

Website

For more information visit www.fineandcountry.com/uk/ Leamington-Spa

Opening Hours

Monday to Friday 9.00 am - 5.30 pm

Saturday 9.00 am - 4.30 pm

Sunday By appointment only

Directions

If coming from Kenilworth town centre drive along Abbey Hill and turn right into Upper Rosemary Hill. Hill House can be found immediately on your left.

What3Words

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Agents notes: All measurements are approximate and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. Printed 22.06.2023

FINE & COUNTRY

Fine & Country is a global network of estate agencies specialising in the marketing, sale and rental of luxury residential property. With offices in over 300 locations, spanning Europe, Australia, Africa and Asia, we combine widespread exposure of the international marketplace with the local expertise and knowledge of carefully selected independent property professionals.

Fine & Country appreciates the most exclusive properties require a more compelling, sophisticated and intelligent presentation – leading to a com mon, yet uniquely exercised and successful strategy emphasising the lifestyle qualities of the property.

This unique approach to luxury homes marketing delivers high quality, intelligent and creative concepts for property promotion combined with the latest technology and marketing techniques.

We understand moving home is one of the most important decisions you make; your home is both a financial and emotional investment. With Fine & Country you benefit from the local knowledge, experience, expertise and contacts of a well trained, educated and courteous team of professionals, working to make the sale or purchase of your property as stress free as possible.

SARAH GARLAND PARTNER AGENT

Fine & Country Leamington Spa

07979 593193

sarah.garland@fineandcountry.com

Sarah has previously owned a very well-known and successful independent bespoke estate agency business covering the Warwickshire area. She is a well known and respected local estate agent with a passion for property and delivering exceptional service with her knowledge, experience, and skill. She is dedicated, enthusiastic and hardworking and believes in achieving the best possible price and results for her clients and prides herself in going the extra mile to deliver the best customer service and helping people to achieve their moving objectives. As a result of this you may start as a client but end up as a friend! She has decided to join Fine and Country for the greater support, marketing, and exposure of the international global network to help source buyers for her sellers and is already seeing the benefits of this partnership. Sarah has grown up in Leamington Spa and lived in Florida for several years to return to Leamington Spa and lives with her partner and son and two cats in a village just outside Warwick. In her spare time, she enjoys travelling, skiing and scuba diving and supports the Fine & Country Foundation, helping the homeless and less fortunate.

ANGELA PITT PARTNER AGENT

Fine & Country Leamington Spa

07773 499319

angela.pitt@fineandcountry.com

I am an experienced Sales Director with a track record in high-end property development. I have experience working in event management and for almost 15 years ran my own luxury furniture retail business growing it to a company with a turnover of over £1 million. More recently I have been developing three contemporary low energy, zero carbon homes in Warwickshire with a GDV of 3.25m. I know the local market well having lived in the area for nearly 40 years and bring a proactive friendly approach to help clients achieve their property goals. I am more than happy to provide a bespoke, tailored plan to aid any seller’s move using Fine & Country’s incredible marketing tools. In my spare time I enjoy baking as well as getting out and about in the lovely Warwickshire countryside and am kept busy looking after my little boy.

The production of these particulars has generated a £10 donation to the Fine & Country Foundation, charity no. 1160989, striving to relieve homelessness.

Visit fineandcountry.com/uk/foundation