Rookery Lane, Ettington, Stratford-Upon-Avon

A substantial detached dormer style home, nestled within established parkland gardens. GIA 4283 sqf

•Enclosed Porch
•Reception Hall
•WC & Cloaks
•Three Reception Rooms
•Generous Breakfast Kitchen
•Three Ground Floor Bedrooms
•Bathroom & En-suite Shower Room
•Five Versatile Loft Rooms & Shower Room
•Extensive Mature Grounds Circa 1.72 Acres
•Triple Garage & Generous Stores/Outbuilding
•Popular Village Location

The Property - A substantial detached dormer style home, nestled within established parkland gardens. GIA 4283 sqf

•Enclosed Porch
•Reception Hall
•WC & Cloaks
•Three Reception Rooms
•Generous Breakfast Kitchen
•Three Ground Floor Bedrooms
•Bathroom & En-suite Shower Room
•Five Versatile Loft Rooms & Shower Room
•Extensive Mature Grounds Circa 1.72 Acres
•Triple Garage & Generous Stores/Outbuilding
•Popular Village Location

Nestled discreetly beyond a secure five bar gate, you approach the property via a sweeping driveway, flanked by rolling lawns and mature specimen trees. The house sits perfectly in its generous plot of circa 1.72 acres, and enjoys a tranquil, private feel, yet is only minutes away from the heart of the village and its many amenities and attractions. Wider facilities can be found in Stratford upon Avon which is just a short drive away.

Constructed by the former owners of Ettington Hall, and being set within the original grounds and orchard of the main house, this substantial home offers a wealth of versatile accommodation throughout, extending to some 4283 square feet, plus the plentiful outbuildings and garaging.

Entering the property via an enclosed porch, you are greeted by a welcoming reception hall, with guest cloaks and WC, a feature bay with French doors leads to the inner courtyard and panel doors lead off. There are three, well proportioned reception rooms, interlinking seamlessly to create a versatile living space. These comprise a generous sitting room with feature fireplace and bay window to front, a light filled family room and separate dining room. This leads through to a large breakfast kitchen that is well equipped with a range of storage, complimented by sleek granite worksurfaces and a bank of integrated appliances. Tiled flooring continues throughout and into a breakfast area, also to two useful pantry/store cupboards.

There are three double bedrooms located to the ground floor, and the principal bathroom. The main bedroom benefits from a dressing area, built in wardrobes and an en-suite shower room.

There are five further rooms and a shower room located to the first floor, accessed via a central room which as a combined space, could serve as an excellent teenage crash pad, work from home space or as generous guest accommodation.

Externally, the property sits well within its mature leafy plot, that in all extends to approximately 1.72 acres or thereabouts.. Extensive lawns surround the property on all sides, with various areas of hard landscaping providing seating spaces for alfresco dining, concealed walkways and endless displays of colour and texture with a myriad of established shrubs, trees and plants throughout. This includes a delightful orchard and enclosed rear courtyard with a central water feature.

In the parking area, three attached garages provide secure parking for vehicles, and this adjoins two useful garden stores and an outside utility. There is an additional extensive outbuilding providing additional stores and workshop space.



















Overage Clause: The Seller shall be entitled to receive 25% of any uplift in value (the “Overage Payment”) resulting from the grant of planning permission for the development of any additional residential or commercial property on the land, such payment to be calculated on the difference between the market value of the land with the benefit of planning permission and its market value without such permission. This obligation shall run with the land and remain in effect for a period of 10 years from the date of completion.

Ettington is located approximately 6 miles southeast of Stratford upon Avon, 16 miles north of Banbury, and 10 miles southwest of Warwick. The village has a well-regarded pub, The Chequers Inn, post office and store, coffee shop, church, OFSTED rated 'Good' primary school and regular bus service. It is set in open countryside and the road network gives access to many centres including Shipston-on-Stour, Kineton, Warwick and Royal Leamington Spa. The motorway network with M40 at Warwick or Gaydon, gives access throughout the Midlands conurbation and to London and the South East.

Ground Floor -

Entrance Hall -

Cloak Room -

Reception Room - 19'11 x 17' (6.07 x 5.18)

Family Room - 16'4 x 11'10 (4.98 x 3.61)

Dining Room - 17'3 x 12'10 (5.26 x 3.91)

Kitchen/Breakfast Room - 23'11 x 12'11 (7.29 x 3.94)

Bedroom One - 16'11" x 13'8 (5.16 x 4.17)

Dressing Room - 10'7 x 8'4 (3.23 x 2.54)

Bedroom Two - 16'11' x 12'10" (5.16 x 3.91)

Bedroom Three - 12.8 x 11'10 (3.86 x 3.61)

First Floor -

Loft Room One - 17'7 x 10'9 (5.36 x 3.28)

Loft Room Two - 15' x 10'9" (4.57 x 3.28)

Loft Room Three - 36.2 x 11'5 (11.02 x 3.48)

Loft Room Four - 17'4 x 11'7 (5.28 x 3.53)

Outbuildings - 35'8 x 18'9 (10.87 x 5.72)
18'8 x 7'2" (5.69 x 2.18)

Triple Garage - 45.3 x 26'9 (13.79 x 8.15)