Boat Lane, Welford On Avon, Stratford-upon-Avon, Warwickshire, CV37

Church House is a charming, detached rendered property with a clay tile roof sitting in a mature garden in a peaceful enclave of the village. The house sits beside the historic parish church and has been sympathetically refurbished to preserve its original character, offering an idyllic blend of historic charm and character with modern-day living. Period features including oak timber framing, vaulted ceilings, exposed purlins and inglenook fireplaces can be found throughout, as well as a number of glazed French doors opening to the delightful gardens.

The front door opens to an impressive entrance hall with a beautiful timber staircase rising to the first floor. A door on the right opens to a spacious kitchen/breakfast room with quarry tiled floor, built-in LP gas Aga and hand-made pine fronted units with tiled work surfaces and surrounds. This flows into a charming dining room with a beautiful feature fireplace and double doors opening to a patio area beyond, and further into a bright and airy family room. The entrance hall further provides access to a large study, benefiting from French doors opening to the garden, a WC, and a magnificent drawing room with a feature fireplace and three large windows flooding the room with natural light. Double doors open to a delightful sitting room, with a staircase rising to the first floor and access to a ground-floor bedroom.

The beautiful staircase in the entrance hall rises to the first-floor landing, which provides access to an impressive Principal bedroom with a dressing room, comprising fitted wardrobes, and an en suite bathroom. The landing further provides access to another generous bedroom with fitted wardrobes. A door opens to another landing providing access to a family bathroom and a spacious bedroom with steps rising to a dressing room. The staircase from the sitting room rises to a first-floor landing with access to a fourth bedroom, family bathroom and a laundry room. All the bedrooms offer different aspects of the beautiful garden and grounds.

Gardens and grounds

The house is situated behind a high screening hedge with a wrought iron double gate entrance to a sweeping gravelled driveway and circular turning area. There is a paved patio to the front of the house and a partially covered pergola with vines and wisteria and walls to three sides, ideal for outdoor entertaining.

The garden is a particular feature of the property; it is principally lawned with various shrub and herbaceous borders, and a scattering of mature trees, including copper beech, maple, false acacia, and apple.

A tennis court is located at the end of the garden, which needs resurfacing, as well as what was formerly an outdoor heating swimming pool that requires restoration. Beyond the tennis court is a small pony paddock with separate entrance off Boat Lane with stables, feed room and store with separate power. In addition, there is ready access to the River Avon at the bottom of the garden.

Church House is located in a conservation area, on a quiet lane leading down to the river in the sought-after Warwickshire village of Welford-on-Avon. The village lies about 4.4 miles to the southwest of Stratford-upon-Avon and sits in a fold on the river. The village has an excellent, active community with numerous events throughout the year, often centred around the village hall and famous maypole. It benefits from a fine parish church, several public houses, a general store with a post office, a family butcher and deli, a cricket club, a marina, an 18-hole golf club, a bowls club, a garage and a primary school with an excellent reputation.

Further shopping and leisure facilities can be found in nearby Stratford-upon-Avon, the county's cultural hub and home of the Royal Shakespeare Company. The town offers an abundance of shops, restaurants, public houses and a wide range of entertainment and sports facilities.

There are a number of sought-after schools in the area, including high-performing grammar schools in Alcester and Stratford-upon-Avon, together with further state and private schools to suit most requirements in and around Stratford and further afield in Warwick, with good bus services from the village.

Transport and rail links are excellent, with access to the motorway network at Junction 15 of the M40 together with a choice of train services from Warwick Parkway Station to London Marylebone and from Moreton-in-Marsh to London Paddington. Birmingham International Airport is about 28 miles away.

Racing is at Stratford-upon-Avon, Warwick and Cheltenham and golf courses at Welford-on-Avon, Bidford-on-Avon and Stratford-upon-Avon.