Rectory Lane, Upton Warren, Bromsgrove

A striking period home surrounded by mature gardens, offering remarkable scope for restoration in an idyllic Worcestershire setting.

Trollstua is a charming period home occupying a private setting along Rectory Lane in Upton Warren. Held within the same ownership for many years, it now offers a rare opportunity to restore a house of genuine character and substance. Extending to approximately 2345 sq ft, the accommodation retains a wealth of original features, including exposed timbers, parquet flooring, leaded windows and an impressive inglenook fireplace. While updating is required throughout, the layout remains practical and adaptable. The mature grounds are a particular highlight, with wisteria-clad elevations, established planting, open lawns and secluded orchard areas.

• Rarely available period home held within the same ownership for generations

• Beautiful original features including exposed timbers, parquet flooring and inglenook fireplace

• Mature gardens with orchard, sweeping lawns and wisteria-clad elevations

• Off-road parking, garage and additional detached double garage within the grounds

• Peaceful village setting convenient for Bromsgrove, Droitwich and Worcester amenities


The entrance hall
The entrance hall is full of atmosphere and period detail, with exposed ceiling beams, herringbone parquet flooring and a brick fireplace creating a wonderfully characterful setting. The proportions work particularly well for everyday family life as well as entertaining, while the room connects naturally with both the kitchen and principal reception spaces.

The living room
The principal reception room spans much of the depth of the house and centres around a magnificent inglenook fireplace with brick surround and hood. Original parquet flooring, deeply aged ceiling timbers and leaded windows overlooking the gardens give the room tremendous warmth and presence. It is an impressive yet comfortable space, filled with natural character and capable of becoming truly exceptional with thoughtful restoration.

The kitchen
The kitchen is arranged as a long and practical workspace with direct access to the gardens and adjoining utility areas. Although now ready for modernisation, the room offers excellent potential to become a substantial country kitchen, positioned naturally at the heart of the house and connected conveniently to the surrounding reception rooms.

The dining room
Positioned just off the entrance hall, the dining room provides a quieter and more intimate retreat. Exposed beams and original floorboards contribute to the cottage-like feel.

The boot room and cloakroom
Serving as a practical transition between the house and gardens, the boot room offers useful ancillary space with direct access outside. Together with the adjoining cloakroom, it provides an excellent foundation for redesign.

The primary bedroom
The principal bedroom is generous in scale and enjoys a peaceful outlook through leaded windows overlooking the surrounding greenery. A vaulted ceiling and exposed beam add further character, while the shape and proportions of the room allow considerable flexibility.

The second bedroom
A spacious double bedroom with dual aspect leaded windows and a vaulted, beamed ceiling. The room feels light and airy, while retaining the charm and character expected of a house of this age.

The third bedroom
The third bedroom features exposed beams, leaded windows and a wall of fitted wardrobes. Its position between the two landings adds flexibility to the overall first-floor arrangement.

The fourth and fifth bedrooms
The fourth bedroom is a versatile and well-proportioned room with vaulted ceilings and windows to two sides. The fifth bedroom enjoys lovely views over the gardens and surrounding greenery through dual-aspect windows.

The bathrooms
Both bathrooms are functional in their current arrangement but now offer clear scope for updating and redesign. The spaces are generous enough to support more contemporary layouts while still retaining the character and proportions of the original house.

The garden
The gardens are undoubtedly one of Trollstua’s defining features. Wisteria spills across the brick elevations, while pathways pass through bluebells, mature borders and long-established planting that has developed naturally over many decades. Immediately surrounding the house are more formal garden areas and seating spaces, beyond which the grounds gradually become more open and informal in character.

An orchard area with mature fruit trees sits amongst tall grass and wildflowers, enclosed by mature hedging and evergreen boundaries that create an exceptional sense of privacy. The gardens now require significant management and restoration, but the beauty of the setting and the maturity of the planting are immediately apparent.

The garages and parking
The property benefits from off-road parking together with both a single timber garage and a detached double garage set discreetly within the grounds. The arrangement provides extensive storage and practical flexibility for future renovation or landscaping works.


Disclaimer: The property is located in a conservation area.

Rectory Lane lies in the small Worcestershire hamlet of Upton Warren, surrounded by rolling countryside yet well placed for day to day amenities in nearby Bromsgrove and Droitwich Spa. The area offers a choice of shops, pubs and eateries along with leisure facilities and golf courses. Families can take advantage of local schools and there are good road links to the M5 and M42 for commuting to Worcester Birmingham and beyond.

The property benefits from mains water and electricity and has a shared septic tank located at Drake Cottage.

Broadband Speed: Ultrafast broadband available. Download speeds up to 1800 Mbps and upload speeds up to 220 Mbps (source: Ofcom checker).

Mobile Coverage: Likely available from Three, EE, Vodafone and O2 (source: Ofcom checker).

Flood Risk (Long term forecast): According to the Environment Agency’s long term flood risk data, the property is currently at very low risk for river and surface water flooding.

Council tax band G

Reservation Fee - refundable on exchange

A reservation fee, refundable on exchange, is payable prior to the issue of the Memorandum of Sale and after which the property may be marked as Sold Subject to Contract. The fee will be reimbursed upon the successful Exchange of Contracts.

The fee will be retained by Andrew Grant in the event that you the Buyer withdraws from the purchase or does not Exchange within 6 months of the fee being received other than for one or more of the following reasons:

1. Any significant material issues which individually are more than 1% of the agreed purchase price and are highlighted in a survey and were not evident or drawn to the attention of you, the Buyer, prior to the Memorandum of Sale being issued.
2. Serious and material defect in the seller’s legal title.
3. Local search revealing a matter that has a material adverse effect on the market value of the property that was previously undeclared and not in the public domain.
4. The vendor withdrawing the property from sale.

The reservation fee will be 0.5% of the accepted offer price for offers below £800,000 and 1% for offers of £800,000 or over. This fee, unless specified otherwise, is payable upon acceptance by the vendor of an offer from a buyer and completion of an assessment of the buyer’s financial status and ability to proceed.

Should a buyer’s financial position regarding the funding of the property prove to be fundamentally different from that declared by the buyer when the Memorandum of Sale was completed, then the Vendor has the right to withdraw from the sale and/or the reservation fee retained. For example, where the buyer declares themselves as a cash buyer but are in fact relying on an unsecured sale of their property. The reservation fee will not be refunded where there is an inability on the part of the Buyer to raise any required mortgage after the Memorandum of Sale is completed.

Once the reservation fee has been paid, any renegotiation of the price stated in the memorandum of sale for any reason other than those covered in points 1 to 3 above will lead to the reservation fee being retained. A further fee will be levied on any subsequent reduced offer that is accepted by the vendor. This further fee will be subject to the same conditions that prevail for all reservation fees outlined above.

Compliance and Verification Fee

A Compliance and Verification Fee of £85 plus VAT (£102 inc VAT) per individual purchaser or related party requiring anti-money laundering, identity, source and proof of funds or financial verification checks is payable upon acceptance of an offer and receipt of the reservation fee.

This fee represents the cost of compliance administration and verification services undertaken in connection with the proposed purchase including anti-money laundering checks, sanctions screening, source of funds verification, proof of funds checks and associated compliance procedures.

The Compliance and Verification Fee shall be deducted from the reservation fee monies held by Andrew Grant.

No compliance or verification work shall be commenced until the reservation fee has been received in cleared funds.

The Compliance and Verification Fee becomes due immediately upon acceptance of the offer and receipt of the reservation fee and shall become non-refundable once any compliance or verification work has commenced, irrespective of whether the transaction subsequently proceeds to Exchange of Contracts or completion.

Where all or part of the reservation fee is refundable under the reservation fee terms, any Compliance and Verification Fees incurred shall first be deducted from the monies returned.