Old Barn Farm, Ladbroke

An exciting opportunity to acquire a detached 3-bedroom Farmhouse for complete renovation and redevelopment and with land suitable for equestrian use.

Location - Old Barn Farm is situated off Harbury Road and lies to the west of the picturesque village of Ladbroke, in Warwickshire. Amenities within the village include a Church and the Bell Inn pub, with a more extensive range of services available in the nearby market town of Southam (2.5 miles to the north), including shops, restaurants, a leisure centre, medical facilities and both a Primary and Secondary school.

Nearby rail links include Leamington Spa Station (7 miles), Warwick Parkway Station (10 miles) and Banbury Station (12 miles), which offer direct services to London, Birmingham, Oxford and Manchester.

The property is also well positioned for road links to the A423 to Banbury and the M40 (J12) approximately 4 miles south west, which provides connections to Birmingham, Oxford and London. Equestrian facilities in the vicinity include Dallas Burston Polo Club (3.9 miles north west) and Onley Grounds Equestrian Complex (13 miles north east).

Description - The detached 3-bedroom Farmhouse is centrally positioned in a wraparound lawned garden. The property is of red brick construction under a pitched slate roof. The house is in need of complete renovation, but offers considerable redevelopment potential, subject to the relevant permissions.
The internal accommodation extends to approximately 1,516 sq.ft in all, across two floors as shown on the enclosed floor plan, and comprises:

Ground Floor:
Entrance Hall
Dining Room
Sitting Room
Kitchen
Utility Room
Breakfast Room
WC & Store Room

First Floor:
Master Bedroom
Dressing Room
Family Bathroom
Bedroom 2
Bedroom 3

Outside
The property is approached by a shared hardstanding driveway, which runs adjacent to the eastern boundary of the land and leads to a hardstanding parking area at the front of the Farmhouse. From here, a concrete path leads to the house through the lawned wraparound garden, which contains a several mature trees and a small outbuilding.

The land extends to the north of the property and is presented as 3 parcels bordered by mature trees and hedgerows. The ridge and furrow pastureland has been further divided into paddocks with post and rail fencing and benefits from frontage onto the Harbury Road. The 4.19 acre parcel of land closest to the house is currently in arable cropping rotation.

Tenure & Possession - The property will be sold freehold with vacant possession of the Farmhouse given upon completion. The Land is sold subject to an existing tenancy, with Notice to Quit to be served upon exchange of contracts in order to obtain vacant possession within 12 months.

Services - The property is served by mains water and electricity, with private drainage to a septic tank system. Both the central heating system and AGA are oil-fired.

The field drinking troughs are also mains water fed.

Purchasers should make their own enquiries as to availability and adequacy of the services for any new connections and supplies.

Method Of Sale & Lotting - The property is offered for sale by private treaty as a whole and any interested parties should submit their offer to the agent’s Rugby Office.

The vendor will consider and reserves the right to offer the property for sale in any other order than that described in these particulars, subdivide, amalgamate or withdraw the property from sale without prior notice.

Plan, Area & Description - The property is sold as Title Number WK374773.

The plan, area and description are believed to be correct in every way, but no claim will be entertained by the vendor or the agents in respect of any error, omissions and misdescriptions.

Overage Clause - An overage clause will be included within the sale contract, reserving 30% of any increase in value due to any non-agricultural or non-equestrian development in relation to the land, that takes place within a period of 30 years from the date of the sale, triggered upon implementation of planning, sale or long lease.

Rights Of Way Etc - The driveway leading to the property off Harbury Road which is included within the Freehold Title is subject to a Right of Access to the neighbouring properties.

The property is sold subject to and with the benefit of all existing rights, including rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights, easements and all wayleaves whether referred to or not in these Particulars.

Sporting Timber & Mineral Rights - All rights are believed to be held with the freehold owner and will be included within the sale of the land.

Rural Land Register - The land is registered with the Rural Land Registers and the fields will be transferred to the purchaser upon obtaining Vacant Possession.

Agri- Environmental Schemes - There are no Agri-Environmental schemes in place on the land.

Epc, Council Tax & Local Authorities - Oak Barn Farm has an EPC rating of G (9) with the potential rating of C (77).

The Farmhouse is Council Tax Band ‘F’ for which the 2025/26 charge is £3,389.84 and payable to Stratford-on-Avon District Council.

Stratford-on-Avon District Council
Severn Trent Water
National Grid

Finance - Due to the level of renovation works required, the agents believe that it would be very unlikely for prospective purchases to be able to obtain a standard mortgage against the property.

Amc - If you would like to discuss financing a purchase of agricultural land, please speak to one of our AMC agents (James Collier or Andrew Pinney) who will be happy to discuss this with you and make an introduction to AMC on your behalf.

Viewing & Whatthreewords - Viewing is strictly by appointment through the agent’s Rugby office or email

Please be aware that livestock graze the pasture land, therefore please keep gates closed and take appropriate biosecurity measures.

Using the WhatThreeWords app the following will take you the car parking area at the front of the Farmhouse: ///skewed.quilting.plates

Anti Money Laundering Regulations - To enable us to comply with the Money Laundering Regulations we need to verify the buyer’s identity before proceeding with a sale. We charge a small administration fee for conducting an electronic AML verification via our online provider, MoveButler.