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46.47 acres, Butlers Marston, Warwickshire
For Sale - Guide Price £2,250,000

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• Westmeads house (circa 7000 sq ft)
• Well-proportioned and spacious accommodation throughout
• spread over five floors.
• Delightful gardens and grounds
• Range of stables and outbuildings
• Orchards
• paddocks and arable land
• Attractive wooded areas
• In all about 46.47 acres
• Further land and property by separate negotiation

Westmeads is an impressive country property with Manor House together with delightful gardens & grounds as well as stabling, outbuildings and arable & woodland. In all about 46.47 acres.

Description




A rarely available complete country estate with period principal dwelling, secondary accommodation, traditional buildings, productive farmland, planning opportunities and investment farm.

Lot 1
Westmeads house (circa 7000 sq ft) with delightful gardens and grounds
Courtyard of traditional buildings
Range of stables and modern building
Three period cottages (all subject to ASTs)
Orchards, paddocks and arable land
Attractive wooded areas
In all about 46.83 acres (18.95 hectares)

Situation
Butlers Marston is a charming small South Warwickshire village set amidst delightful rolling countryside. The nearest larger village is Kineton, which has an excellent community with a number of thriving clubs and societies for social and leisure activities.
Within the village there is a good range of shops including a mini supermarket, post office, butchers, florist, public houses, doctors and veterinary surgeries, chemist and restaurant. A wider range of shopping facilities can be found in Stratford upon Avon, Wellesbourne, Warwick, Leamington Spa and Banbury.

The area is well served by state, private and grammar schools including primary and secondary schools in Kineton, The Croft Prep School near Stratford upon Avon, Warwick Prep and Public School and Kings High School for Girls in Warwick; Kingsley School for Girls and Arnold Lodge School in Leamington Spa; Tudor Hall and Bloxham Schools.
Horseracing is available locally at Stratford upon Avon, and the property sits in the heart of Warwickshire Hunt Country.
The property is well positioned with easy access to the M40 (J12) providing routes to Birmingham to the north and Oxford and London to the south.

Lot 1: Westmeads
Westmeads is a substantial and impressive Grade II Listed property, dating back to the late 17th Century with an early 20th Century wing.
The property sits in a private and secluded position on the edge of the village with fine views over its gardens and grounds.
Westmeads retains many original period features, with well-proportioned and spacious accommodation throughout, spread over five floors. It now requires some sympathetic modernisation and updating but will create a very special and unique family home. The current family have owned the property since the 1950s.
The reception hall has a fireplace with woodburner, with stairs to the lower and upper floors. The sitting room has a feature inglenook fireplace with woodburner, and doors to the terrace and garden.   
The drawing room is dual aspect with views over the gardens and has an open fireplace.
From the reception hall stairs lead to the lower ground floor, which encompasses the kitchen/breakfast room with larder. The adjoining dining room is dual aspect.. Completing this floor is a rear lobby with adjacent utility room, games room, wine store, plant room and further stores.
On the first floor there are three bedrooms and bathroom. The principal bedroom is situated on the upper first floor, with an adjacent bathroom. On this upper floor there are a further three bedrooms and bathroom.
On the second floor there are four bedrooms and two bathrooms, along with a further storage room. Finally there is a loft area with two rooms.

The property is approached through a pillared driveway leading to a good sized parking area. The mature gardens and grounds surround the main house and offer a variety of more formal gardens which open up to more amenity orchards and paddocks. The gardens are surrounded by mature trees with the opportunity to utilise a rear driveway from the centre of the village if required.

Outbuildings
There are a selection of garaging and stores adjacent to the house with an attractive range of period and modern buildings accessed from the first part of the driveway. The buildings comprise an unconverted former full height granary building currently used as workshops and storage. The three bedroom Farmyard Cottage adjoins this building. There is also a modern general purpose building within the courtyard currently tenanted.
On the opposite side of the courtyard is access to a good range of stabling which could be further enhanced together with a dutch barn and separate access to the orchard and land beyond.
Adjoining the courtyard is a pair of semi-detached period stone cottages.

Grooms Cottage (1 Westmeads Cottages)
A semi-detached period stone cottage. Comprising sitting room, dining room, kitchen and utility/wc, three bedrooms and bathroom. Outside there is a private enclosed garden with parking available.

2 Westmeads Cottages
A semi-detached period stone cottage. Comprising sitting room, dining room, kitchen, utility/wc, two bedrooms and bathroom. Outside there is a garden area and parking within the courtyard.

Grounds
To the west and north of the principal dwelling are a range of home paddocks, orchard, former tennis court and copsed areas leading to two arable fields and further wooded areas, all of which creates a sense of amenity and privacy to the property. In all Lot 1 extends to approximately 46.83 acres.

Tenure and Possession
Lots 1, 2, 3 and 5 of Westmeads will be offered with vacant possession on completion.
Lot 4 - Lobbington Hall Farm will be sold subject to a lifetime Farm Business Tenancy. Further details are available upon request.

Sporting timber and mineral rights
The sporting, timber and mineral rights are owned so far as we are aware. The property has been operated as a successful small family shoot, with frontage and fishing on the River Dene, and further sporting potential.

Public rights of way, wayleaves and easements
The property will be sold subject to all relevant public and private rights of way that affect the property. A public bridleway and footpath cross the land.

Rural, environmental and woodland schemes
Lots 1, 2, 3 and 5 are not subject to any ongoing rural, environmental or woodland schemes so far as we are aware.

Holdover and ingoing valuation
If required provision may need to be made for holdover and an ingoing valuation of the growing crops.

VAT
The property is not subject to VAT on the purchase so far as we are aware but reserve the right to do so should further information come to light.

Services
Westmeads, Farmyard cottage, Grooms Cottage, 2 Westmeads cottage: Mains water, electricity and drainage are all connected.   Heating is via oil.
Lobbington Hall Farm: Mains water and electricity are connected. Drainage is via a private system.

Council Tax
Stratford upon Avon Council

Westmeads – H
2 Westmeads – C
Grooms Cottage – C
Farm Cottage – C
Lobbington Hall Farm – D

Solicitors and Data Room
Michelmores solicitors LLP, Exeter. FAO Ellie Wonnacott
A suitable data room has been established with access provided via the solicitors on request.
Please note the property is subject to a first registration of Title at the Land Registry.

Directions and viewing
Postcode for Westmeads House – CV35 0NG
Postcode for Lobbington Hall Farm – CV35 0NJ

Viewings of all lots strictly by appointment through the selling agents Fisher German LLP


Acreage: 46.47 Acres

Directions



Westmeads is an impressive country property with 17th Century Manor House together with delightful gardens and grounds as well as stabling, outbuildings and arable and woodland. In all about 46.47 acres.

The Property

• The property sits in a private and secluded position on the edge of the village with fine views over its gardens and grounds. The current family have owned the property since the 1950s.

• Westmeads retains many original period features, with well-proportioned and spacious accommodation throughout, spread over five floors.

• It now requires some sympathetic modernisation and updating but will create a very special and unique family home.

Ground Floor

• The reception hall has a fireplace with woodburner, with stairs to the lower and upper floors. The sitting room has a feature inglenook fireplace with woodburner, and doors to the terrace and garden.

• The drawing room is dual aspect with views over the gardens and has an open fireplace.

• From the reception hall stairs lead to the lower ground floor, which encompasses the kitchen/breakfast room with larder. The adjoining dining room is dual aspect.

• Completing this floor is a rear lobby with adjacent utility room, games room, wine store, plant room and further stores.

First & Second Floors

• On the first floor there are three bedrooms and bathroom. The dual aspect principal bedroom is situated on the upper first floor, with an adjacent bathroom.

• On this upper floor there are a further three bedrooms and bathroom.

• On the second floor there are four bedrooms and two bathrooms, along with a further storage room. Finally, there is a loft area with two rooms.

Ground & Gardens

• The property is approached through a pillared driveway leading to a good-sized parking area.

• The mature gardens and grounds surround the main house and offer a variety of more formal gardens which open up to more amenity orchards and paddocks.

• The gardens are surrounded by mature trees with the opportunity to utilise a rear driveway from the centre of the village if required.

• There are a selection of garaging and stores adjacent to the house with an attractive range of period and modern buildings accessed from the first part of the driveway.

• There is a good range of stabling which could be further enhanced together with a dutch barn and separate access to the orchard and land beyond.

• To the west and north of the principal dwelling are a range of home paddocks, orchard, former tennis court and copsed areas leading to two arable fields and further wooded areas. All of which creates a sense of amenity and privacy to the property. In all the property extends to approximately 46.47 acres.

• Additional property and land is available by separate negotiation. Further details available on request.

Situation
Butlers Marston is a charming small South Warwickshire village set amidst delightful rolling countryside. The nearest larger village is Kineton, which has an excellent community with a number of thriving clubs and societies for social and leisure activities.

Within the village there is a good range of shops including a mini supermarket, post office, butchers, florist, public houses, doctors and veterinary surgeries, chemist and restaurant. A wider range of shopping facilities can be found in Stratford upon Avon, Wellesbourne, Warwick, Leamington Spa and Banbury.

The area is well served by state, private and grammar schools including primary and secondary schools in Kineton, The Croft Prep School near Stratford upon Avon, Warwick Prep and Public School and Kings High School for Girls in Warwick; Kingsley School for Girls and Arnold Lodge School in Leamington Spa; Tudor Hall and Bloxham Schools.

Horseracing is available locally at Stratford upon Avon, and the property sits in the heart of Warwickshire Hunt Country.

The property is well positioned with easy access to the M40 (J12) providing routes to Birmingham to the north and Oxford and London to the south.

Fixtures and Fittings
All fixtures, fittings and furniture such as curtains, light fittings, garden ornaments and statuary are excluded from the sale. Some may be available by separate negotiation.

Services
Mains water, electricity and drainage are all connected. Heating is via oil.

None of the services or appliances, heating installations, plumbing or electrical systems have been tested by the selling agents.

The estimated fastest download speed currently achievable for the property postcode area is around 80 Mbps (data taken from checker.ofcom.org.uk on 14/05/2025). Actual service availability at the property or speeds received may be different.

We understand that the property is likely to have current mobile coverage (data taken from checker.ofcom.org.uk on 14/05/2025). Please note that actual services available may be different depending on the particular circumstances, precise location and network outages.

Tenure
The property is to be sold freehold with vacant possession.

Method of Sale
For Sale by Private Treaty.

Local Authority
Stratford upon Avon Council
Council Tax Band: H

Public rights of way, wayleaves and easements
The property is sold subject to all rights of way, wayleaves and easements whether or not they are defined in this brochure.

Plan and Boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct but accuracy is not guaranteed. The purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the vendor nor the vendor's agents will be responsible for defining the boundaries or the ownership thereof.

Development Overage
The area hatched on the site plan is subject to a development overage provision for 30% of the uplift in value from residential use for a period of 30 years from the date of completion. Further details on request.

Viewings
Strictly by appointment through Fisher German LLP.

Directions
Postcode – CV35 0NG
what3words – ///until.burn.glassware