Baines Barn
Priory Court | Leamington Road
BAINES BARN
A refined countryside retreat with contemporary comfort and timeless charm.
KEY FEATURES
Tucked away from the road in the Priory Court development in the heart of Princethorpe Baines Barn is an exquisite three bedroom home that perfectly balances country living with modern sophistication. Once an agricultural barn, now beautifully reimagined, it blends heritage craftsmanship with thoughtful design and a light filled sense of space.
Set against the rolling Warwickshire countryside with sweeping views across farmland and Princethorpe College this is a home that offers peace, privacy and an exceptional standard of living.
Highlights
• Beautifully converted three-bedroom barn blending period character with high end contemporary finishes.
• Exclusive Priory Court location within the sought-after village of Princethorpe surrounded by open Warwickshire countryside.
• Spacious living room with a stunning inglenook fireplace, wood-burning stove and French doors to the garden terrace.
• Impressive, refitted kitchen and dining space featuring granite worktops, integrated Bosch appliances and stable-style door to the garden.
• Luxurious principal suite with dressing area, dual-aspect views and stylish en suite shower room.
• Two further double bedrooms and a beautifully appointed four-piece family bathroom.
• Mature rear garden with paved terrace, central water feature and open countryside views towards Princethorpe College
• Charming, handcrafted Garden Room, built from reclaimed materials perfect for entertaining or relaxing outdoors.
• Private driveway and double garage with mezzanine storage and additional guest parking.
• Freehold, EPC C, Council Tax Band G
A Welcome with Character
Arrive via a private gravelled drive from the charming courtyard, where a covered porch opens into an inviting entrance hall the first glimpse of the barn’s warm character. Original timbers, quarry tiled floors and generous proportions immediately set the tone for what’s to come.
Spaces Made for Living
At its heart, the living room is a place to slow down and unwind. A striking inglenook fireplace with wood burning stove anchors the space while French doors open onto a west-facing terrace for golden hour sunsets over the fields. The feeling here is calm, open and deeply comfortable.
For more formal occasions the dining room offers elegant entertaining space bathed in natural light from the front garden. Whether it’s a family celebration or an evening with friends it is a room that invites connection.
A Kitchen That Inspires
The extended and refitted kitchen is where modern design meets rustic charm. Bright and sociable with granite worktops, sleek white cabinetry and a full suite of integrated Bosch appliances, it’s ideal for both everyday living and culinary creativity. Vaulted ceilings with exposed beams and roof lights flood the space with daylight while stable-style doors open directly to the garden perfect for morning coffee in the fresh country air.
SELLER INSIGHT
When we first discovered this home, it was the peaceful rural setting that drew us in, that wonderful feeling of being surrounded by countryside, yet within easy reach of Leamington, Coventry, Rugby and the Fosse Way. The character of the property was instantly appealing, full of warmth and charm that has stood the test of time.
Mornings are a particular joy here. Sitting in the hall as the early sunlight streams through the glazed panels, filling the space with soft light and calm. Breakfast at the kitchen table brings the same sense of quiet contentment, with views stretching out over the garden towards open fields and Princethorpe College in the distance. In the evenings, the house takes on a different kind of comfort, the log burner glowing on cozy winter nights, or the dining room filled with laughter and the familiar ritual of family roast dinners.
The single-storey extension, added in 1997, gave the home extra versatility, and in 2013 the space was opened up to create the large, open-plan kitchen that now forms the heart of the home. It’s a wonderful space for family and friends to gather. The boiler was replaced in 2021, and the property has been thoughtfully maintained over the years.
Life here has always felt easy and balanced. My father moved in at the age of 70 and lived here happily until he was 85, he adored the house, the views, and the sense of belonging that comes with being part of the small Priory Court community. The neighbours are genuinely kind and supportive, always there if you need them, but respectful of each other’s privacy.
Outside, the courtyard provides a sense of calm and separation from the wider world, while the summerhouse, inspired by those at Hidcote Manor, offers a cool, tranquil retreat on sunny days. The surrounding area is full of places to explore, from nearby Ryton Pools Country Park to the many village pubs and farm shops dotted along the Fosse Way. Everyday essentials are close at hand too, with shops, GP and pharmacy in Stretton on Dunsmore, and larger supermarkets and retail parks just a short drive away.
This has been a home filled with comfort, light and community, a place to savour the simple pleasures of rural life. For anyone who values peace, connection and a touch of timeless charm, it’s an incredibly special place to call home.*
* 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.
Restful Retreats
Upstairs the principal suite is an indulgent private haven. Once two rooms it now offers a luxurious sense of scale with dual-aspect countryside views a bespoke dressing area and a beautifully appointed ensuite shower room.
Two further double bedrooms continue the theme of comfort and light, each with its own character. A stylish four-piece family bathroom completes the first floor offering a touch of spa-like serenity.
A Garden for All Seasons
Step outside and discover a garden designed for both beauty and ease. Mature borders, lawn area and a paved terrace create distinct spaces for dining, relaxing or entertaining. At its heart, a water feature adds gentle sound and movement while mature hedging frames views across the fields.
A handcrafted Garden Room built from reclaimed materials offers the perfect escape whether it’s a quiet afternoon with a book, a glass of wine at sunset or summer suppers under soft lighting.
Garage & Parking
The property also benefits from driveway parking for two cars, a double garage with mezzanine floor and additional guest parking. Every detail has been considered for comfort, convenience, and style.
THE LOCATION
The Village of Princethorpe
Set amidst the rolling Warwickshire countryside Princethorpe is a quintessential English village offering a perfect blend of rural tranquillity and accessibility. Known for its scenic surroundings, historic charm and welcoming community the village provides an idyllic setting for family life while remaining exceptionally well connected.
At its heart stands the renowned Princethorpe College, an independent day school housed in a striking former Benedictine monastery. The College enjoys an outstanding reputation across the region for both academic excellence and pastoral care attracting families from far and wide. The surrounding area also benefits from a number of highly regarded state and independent schools ensuring excellent educational choice for all ages.
Despite its peaceful setting, Princethorpe enjoys superb transport links. The village lies within easy reach of Leamington Spa, Rugby, Coventry and Kenilworth all less than a 20-minute drive away. The nearby road network provides swift access to the A45, A46, M1, M6 and M40 while mainline stations at Rugby and Leamington Spa offer fast rail services to London, Birmingham and beyond. This rare combination of countryside charm and commuter convenience makes Princethorpe one of Warwickshire’s most desirable places to live.
INFORMATION
Services, Utilities & Property Information
Tenure – Freehold.
EPC Rating – C.
Council Tax Band – G.
Local Authority – Rugby Borough Council.
Property Construction – Standard – brick and tile.
Electricity Supply – Mains.
Water Supply – Mains.
Drainage & Sewerage – Mains.
Heating – Mains gas central heating.
Broadband – CityFibre FTTP Ultrafast Broadband connection available - we advise you to check with your provider.
Mobile Signal/Coverage – 4G and some 5G mobile signal is available in the area - we advise you to check with your provider.
Parking – Garage parking for 2 cars and driveway parking for 2 cars.
Special Notes – The property is subject to restrictive covenants. Access is via a shared driveway and courtyard with neighbouring properties, with obligations to contribute to its upkeep and maintenance, and there is a shared pedestrian right of access to the rear for bin collection. Some boundary walls are the responsibility of the property owner to maintain, and neighbouring landowners retain rights of access for maintenance where required. The property has spray foam insulation installed in the roof. Please speak to the agent for more information.
Directions Postcode: CV23 9PU
Viewing Arrangements
Strictly via the vendors sole agents Elizabeth Teasdale 07811 121363 & Nicola Loraine 07976453573.
Website
For more information visit www.fineandcountry.co.uk/rugby-estate-agents.
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Head Office Address 1 Regent Street Rugby CV21 2PE copyright © 2025 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. Whilst we carry out our due diligence on a property before it is launched to the market and we endeavour to provide accurate information, buyers are advised to conduct their own due diligence. Our information is presented to the best of our knowledge and should not solely be relied upon when making purchasing decisions. The responsibility for verifying aspects such as flood risk, easements, covenants and other property related details rests with the buyer. For a free valuation, contact the numbers listed on the brochure. Printed 11.11.2025
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.
LIZ & NICOLA
PARTNER AGENTS
Fine & Country Rugby
Liz: +44 (0)7811 121363 | Nicola: +44 (0)7976 453573
email: lizandnicola@fineandcountry.com
Nicola & Liz have collectively worked at Fine & Country for 30 years. During this time they have experienced a high level of repeat business with many previous clients coming back to them who have been impressed by their exceptional service standards, knowledge and integrity. They are fully qualified in Estate Agency and excelled in the NFOPP exams. Throughout their time at Fine & Country they have received several Sales and Marketing awards.
Between them they have also achieved a B.A in Hotel Management and Banking Qualifications. With previous careers in International Banking and International Hotel Management they are well travelled with their careers having taken them to London, Birmingham, Glasgow, Edinburgh, Bristol, Dusseldorf, and the Middle East. They are adept at moving home and offer a great deal of empathy and support to their clients throughout the sale.
They offer a bespoke marketing strategy to all their clients. Both are excellent negotiators and will always ensure that offers reach their full potential. Nicola & Liz live in Rugby with their husbands and children and have a wealth of knowledge of the local area.
THE FINE & COUNTRY
The production of these particulars has generated a £10 donation to the Fine & Country Foundation, charity no. 1160989, striving to relieve homelessness.