About this property

A handsome house presented with a traditional interior, fused with character and charm, set within gardens and grounds of 2.4 acres, surrounded by beautiful countryside.

Hatton Rock Farm House is a traditional Georgian building built in 1827 with a side facing wing added later in the 1800s with each always used as separate dwellings. The Farm House was given even more grandeur by the addition of two ground floor bay windows to the rear with a balcony above. The main house was sold to the present owners in 2011.

The accommodation comprises in brief:- Boarded and glazed front door with fanlight over opening into the wide reception hall from which you immediately get the impression of scale as you look up to the tall ceilings and through to the rear door which is as grand as the front door.

The flagged floors run through from the hall into the kitchen/breakfast room, with a large central island unit, with an extensive range of timber cupboards and drawers with granite work surfaces, an inglenook with inset Heritage range cooker which also serves as a central heating boiler. From the kitchen you have a bay window looking out over the farmland and the setting sun to the front.

On the opposite side of the hall to the kitchen is a sitting room with a sash window to the front, brick inglenook fireplace with inset multi fuel stove which has a bressummer beam over it. The stone floor and more exposed timbers also add character.

In the centre of the property is a cloakroom, a utility room and WC. At the rear of the house is a generous sized study with bay window and French windows giving direct access to the rear terrace and garden beyond. This bay is repeated within the drawing room, a lovely room with central fireplace having a marble chimneypiece and coved ceiling. These rear facing rooms both benefit from a southerly aspect with an outlook over the gardens and paddock beyond.

From the hall, a staircase with timber balustrade rises to the first floor opening out onto the wide landing which stretches the full depth of the property, currently used as a library and study area.

A central door at the rear opens out to the balcony, where the views looking back over the River Avon and countryside towards Stratford-upon-Avon are very special.

To the front of the property is a large principal bedroom suite, this room has lovely views over the countryside and benefits from an ensuite and dressing room. The first floor continues with three further bedrooms which are served by a central bathroom and separate shower room.

Outside
From the lane, a drive bends round behind the old farmyard, then opens up to reveal the property. A gravel sweep sits within mature trees at front of the house. Flanked by lawns the central path then leads to the front door. The gardens then wrap around the side of the property, again with a number of mature trees, the lawns opening up directly behind the house with a flagged terrace and loggia adjacent to the house. Two large Wellingtonia trees frame the view from the house to the paddock at the rear fenced mainly with traditional estate fencing. Through the paddock the current owners enjoy access down to a footpath and the banks of the river Avon.

Situation
Hatton Rock Farm House is located between Stratford-upon-Avon and Warwick, within the hamlet of Hatton Rock, neighbouring the village of Hampton Lucy, which has a School, Public House and Church. More comprehensive facilities located in the nearby Stratford-upon-Avon, Warwick & Leamington Spa. Stratford–upon-Avon is renowned as the region’s cultural centre and is the home of the Royal Shakespeare Company as well as a wide variety of shopping and leisure facilities, quality restaurants, public houses and dining pubs.

Stratford-upon-Avon has many opportunities for boating, fishing and rowing, together with a link to the canal network. The town has a racecourse and golf course. There are state, private and grammar schools in the area to suit most requirements, including The Croft Prep school, which is close to the property, Warwick Prep and Public Schools, Shottery School for Girls and Stratford Grammar School. Communications are excellent with the M40 motorway at Gaydon (J12), or Banbury (J11), which provides fast access to London and Birmingham. A substantial rail network services the area. Trains run from Warwick Parkway to London Marylebone in just over an hour.

Additional Information
EPC: F

Council Tax Band: G

Local Authority: Stratford on Avon District Council

Flagged Floors

Traditional Kitchen/Breakfast Room

Drawing Room

Sitting Room

Study

Utility Room

754 sqft Cellar

Principal Bedroom with Ensuite

Three Further Double Bedrooms

Family Bathroom and Shower Room

Additional information

• Flagged Floors
• Traditional Kitchen/Breakfast Room
• Drawing Room
• Sitting Room
• Study
• Utility Room
• 754 sqft Cellar
• Principal Bedroom with Ensuite
• Three Further Double Bedrooms
• Family Bathroom and Shower Room

Key information

Council Tax Band: Contact branch

Tenure: Freehold

Energy Performance Certificate