Napton on the Hill, Leamington Spa

NIGHTINGALE FARM

Just on the edge of the delightful village of Napton on the Hill is Nightingale Farm. A stunning five-bedroom detached house, that not only boasts a large well stocked garden with fruit trees and an allotment but also around 11 acres of mainly pastureland. There are several barns and outbuildings with equestrian facilities including a horse walker.

This incredible home represents the very best in luxury lifestyle, open plan living and proximity to village life. It offers flexible accommodation and the potential for a separate annex. There is also exciting potential to develop the barns and outbuildings subject to planning permission approval.

KEY FEATURES

The style and charm of this immaculately presented home greets you straightaway and flows throughout with many extra features like its keyless electric door entry. Presently the accommodation briefly consists of five bedrooms, an office, six bathrooms, three living rooms, open plan kitchen/family/cinema area a nd utility.

Ground Floor

The bespoke kitchen with Karndean flooring is well laid out with plenty of quartz effect worktops, comprehensive range of fitted units and appliances including Rayburn and central island. There is a large American style fridge-freezer, integrated dishwasher, wine cooler and integrated Miele ovens. The kitchen flows beautifully through into the dining room and family room with projector. There are bi-folding doors across the whole of the rear of the kitchen on to the large patio and garden. The large well equipped utility room is accessed from the kitchen with ample storage and space for two washing machines, dryer, fridge freezer and another dishwasher. From the utility there is a shower room, perfect for those grubby afternoon walks with the dogs/family. Accessed from the outside, there is the added bonus of a separate gym room.

Across to the other side of the house there are two further living rooms, the larger of the two benefitting a log burner. To the rear of the house there is a good-sized office and downstairs bedroom with en-suite bathroom. This side of the property could be ideal for a separate annex for an elderly relative, teenager or to air bnb for a source of income.

First Floor

This floor offers four ensuite bedrooms, including the principal bedroom. From the hallway there is access to one of the four balconies this property boasts. From every room, on every facing, there is a balcony, and you get to appreciate the stunning views across the fields and on to rolling countryside, canal, and marina. The principal bedroom benefits a large dressing area as well as an impressive fully tiled en-suite bathroom with jacuzzi bath, mood lighting and low level windows with views over the fields.

Outside

As you enter the driveway to the property, there is a long drive with an electric gated entrance leading to a large area offering ample parking in front of the house. The barns and outbuildings offering just over 1000ft2 of space are found to the rear of the property. Subject to the relevant planning permission they offer exciting potential to develop. The house and its beautifully landscaped, quintessential cottage garden are completely enclosed and is well established with many mature fruit trees, shrubs, cottage perennials, a vegetable patch and pond. There are two patios, one accessed from the kitchen and the office and the other at the rear of the garden by the pond and fruit trees.

LOCATION

Napton on the Hill

Napton offers a surprisingly large number of amenities for a small village. These include two public houses, a social club, sports facilities, fishing pools, campsites, a village store including a post office, general store and coffee shop, plus canal-side shops and a marina. It also has a primary school.

Southam

Southam is a small market town in the Stratford-on-Avon district of Warwickshire. Southam has three primary schools and a secondary school. The main shopping street runs through the centre of town. Each Tuesday there is a small but popular market and a farmers’ market on the second Saturday of each month. Surrounded by trees and greenery, it’s easy to forget that you are living in a market town, with all its amenities right on the doorstep. There are a wide range of shops, including hairdressers, post office, florists, banks, restaurants, pubs, convenience stores, newsagents, ironmongers and a Tesco supermarket. There are also two doctors’ surgeries, dental practices, and a leisure centre with a 25-metre pool and well-equipped gym. The commuter links from Southam are very good, the M40 is nearby, as are the historic towns of Leamington Spa, Warwick, Banbury, and Stratford upon Avon, which all provide regular rail services to Birmingham and London.

Leamington Spa

In 2015 the historic town of Leamington Spa was voted as the third best place to live in the UK by the Times national newspaper. Many people are drawn to the area by the excellent schooling facilities available, shops, parks, and surrounding countryside. After a visit to the town, it was granted a Royal prefix in 1838 by Queen Victoria and was renamed Royal Leamington Spa from Leamington Priors. The town is split by the River Leam which runs east to west through the town. It was on these banks that the Pump Rooms were built for people to bathe in salty spa water to heal their ailments. As a previous Britain in bloom winner, the town has several key parks including Jephson Gardens, Victoria Park, Royal Pump Room Gardens, Mill Gardens, The Dell, and Newbold Comyn. The town is also known for its excellent schooling facilities. Within easy reach are state, grammar, and private schools to suit most requirements including Warwick Prep and Public Schools and Kings High School for Girls. Arnold Lodge School and Kingsley School for Girls in Leamington, The Croft Prep School, and grammar schools are in Stratford-upon Avon. Leamington Spa is also just seven miles from the world-famous Warwick University. Warwick Parkway, Leamington Spa and Coventry offer direct rail services to London in just over an hour and Birmingham in twenty-six minutes.

Services

The property is understood to have mains water, electricity, oil and septic tank.

Local Authority

Stratford-upon-Avon District Council

Council Tax Band: D Tenure Freehold

Viewing Arrangements

Strictly via the vendors sole agents Fine & Country on 01926 455950.

Website

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

Directions

Heading from Napton out on the Shuckburgh Road towards Daventry, you will find the property situated on the left-hand side with a F&C board.

£1,500,000

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.

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 17.02.2023

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.

NICOLA MOORE BRANCH PARTNER

Fine & Country Leamington Spa

01926 455950 | 07860 623178

nicola.moore@fineandcountry.com

Nicky has worked with Fine & Country since 2016 and became Partner of the Leamington branch in July 2018. She has received many 5* reviews from happy clients on the AllAgents review site. Nicky has lived in the area all her life, so has an intimate knowledge of local schools, facilities and village life around Warwickshire. She is very passionate about property and is more than happy to provide a bespoke, tailored plan to aid any seller’s move using Fine & Country’s incredible marketing tools. She has a keen eye for detail and her enthusiasm comes to the forefront when she is building relationships with people and finding them their perfect home. In her spare time, Nicky enjoys riding and competing her horse which she has done since she was a child. Contact her now for expert advice on the marketing and sale of your home.

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