Detached barn conversion with annexe, equestrian facilities and beautiful countryside views.

Description

Fox Farm is a beautifully converted detached barn benefiting from stunning far reaching countryside views. This is fantastic opportunity to acquire an equestrian property within a plot of about 14 acres, which includes a stable block with tack room and haybarn. Converted in 2008, this barn conversion is set in an idyllic location and further benefits from a separate one/two bedroom annexe which could be a holiday let.

The property offers contemporary living with character features, including timber beams, and exposed brickwork. The ground source heating and double glazing provides an EPC rating of a C.

The south facing main entrance has double glazed doors leading into an impressive spacious entrance hall, allowing an abundance of light to flood through into the adjoining dining area. Solid oak doors lead out to the rear courtyard and travertine flooring extends through into the utility/boot room.

The dining area has a feature fireplace with electric stove providing plenty of space for entertaining. This leads through to the kitchen/breakfast room, with bespoke fitted cupboards and an island/breakfast bar with granite work surface, electric oven with six ring (bottle gas) hob. There is space for a large fridge/freezer and built in dishwasher. There are dual aspect views of the garden and walled courtyard to the rear. This leads through to a generous sitting room with vaulted ceiling with beam trusses and double glass doors leading out to the courtyard garden.

From the entrance hall via an inner hall are two ground floor bedrooms and a family bathroom with a roll top bath and shower. Bedroom three has attractive exposed brickwork. Bedroom four is currently used as a study/home office. Both rooms enjoy views over the paddocks.

Stairs lead up from the dining area to the first floor minstrel’s gallery with floor to ceiling south facing windows overlooking the garden, stables, paddocks and countryside beyond. This provides a wonderful recreational space for reading or relaxing. From here both the principal bedroom and bedroom two can be accessed. The impressive principal bedroom with vaulted ceiling gives a feeling of space and light with walk through dressing area fitted with built in wardrobes and generous en suite bathroom. The en suite has a deep oval bath, shower enclosure, and WC . The second bedroom also overlooks the fields and paddocks with an en suite shower room.

The annexe is separate from the main house, offering adaptable accommodation over one floor and can be used as a one/two bedroom property. The front door opens into a hallway and open plan kitchen/dining/living space with exposed ceiling timbers and attractive, original stone and exposed brick work. The kitchen is fitted with a range of units with fitted appliances, including an electric hob and single electric oven. The sitting room has a vaulted ceiling with exposed timbers, and could be used as a second bedroom. Accessed from the hall, is the bathroom with shower, wc and sink. The main bedroom is spacious with exposed ceiling timbers and has a walk in dressing room area.

Outside the annexe is a spacious enclosed walled gravelled courtyard with gated access providing a paved patio area which is an ideal sun trap and has space for seating and outdoor dining, along with a brick built shed. A side gate provides access to the side of the house. Double gates lead on to the main single track, which in turn leads on to the main property entrance.

The property is approached via a gated single country track which leads to double electric gates beyond which is a gravel drive and parking for numerous vehicles and horse lorry/horse trailer. The garden is mainly laid to lawn with flower borders and a paved terrace ideal for entertaining.

A covered archway with double gates centrally located between the stable block leads to hardstanding, three stables, a tack room, feed room/store and hay store with sliding door enclosed with post and rail fencing. The land is split into five gently sloping paddocks, mostly fenced by post and rail fencing. One of the paddocks has a large field shelter with storage barn.

Location

Fox Farm is set in a rural location within the pretty hamlet of Sawbridge, situated in the Leam valley, and is surrounded by open countryside, just south of the delightful villages of Grandborough and Willoughby. Day-to-day shopping can be found in the towns of Daventry and Rugby, and further afield in Leamington Spa and Warwick. Local pubs in nearby Grandborough and Braunston.

For the equestrian, there is immediate access to the rural track and then on to bridleways. A network of country lanes is ideal for hacking and carriage driving. Olney Grounds Equestrian Complex is approximately 4.5 miles away, and boasts an array of facilities including an equine vets, farm shop, café, saddlery shop and is home to Rugby Polo Club. Competitions throughout the year, include dressage and show jumping clinics. Grandborough also has two riding schools/livery yards (Woodbine Stables and Castle Farm).

There is a wide range of private and state schooling available in Rugby (Rugby School, Lawrence Sheriff, Rugby High), Leamington Spa (Arnold Lodge Preparatory and Kingsley School for Girls), Dunchurch (Bilton Grange Prep), Princethorpe and Warwick (Warwick School and Kings High for Girls). Further afield are Oundle, Uppingham, Stowe, Bloxham and Tudor Hall. There are junior and middle schools in Dunchurch and primary schooling in Leamington Hastings and Napton on the Hill.

Communication and road links in the area include A45, A5, M45, M1, M40 and M6. There is a train service from Rugby into London Euston in just under 55 minutes.

Sporting and recreational facilities in the area include golf at Whitefields, Thurlaston, Staverton and Hellidon Lakes; fishing, canoeing and sailing at Draycote Country Park; gym/spa membership at David Lloyd Club in Rugby, Hellidon Lakes, Fawsley Hall, and Everyone Active local leisure centres.

All distances and times are approximate.




Acreage: 14 Acres

Additional Info

Services - Mains water and mains electricity. Bottled gas. Ground source heat pump for central heating.

The property has private drainage via septic tank and we understand is compliant with the relevant government regulations/registered with the appropriate body.

There is a footpath that runs across the paddock to the south and onto the track.

The annexe has planning permission to be a holiday let.

External photos taken Sept 2025. Internals and details prepared January 2026.