Grandborough, Rugby, Warwickshire

A beautiful family home in an edge of village position together with an extensive range of outbuildings and circa 30 acres of land. In addition independent secondary accommodation.



A beautiful family home, with abundant period features, in an edge of village position. A superb ‘complete package’ property including a well-proportioned Georgian principal house, an extensive range of traditional buildings and circa 30 acres of grounds and paddocks. In addition Moat Barn offers flexible and independent secondary accommodation.

Moat House is the complete country property with the principal house of Georgian origins with later additions.
The property has benefited from sympathetic improvements over the years yet retains a wealth of period features throughout.

Ground floor
Moat House has well-proportioned principal rooms with generous ceiling heights, all giving a real sense of light and space.
Beautifully presented and refurbished by the current owners, blending modern living with immense character and period features, creating a very special family home.
On the ground floor there is a bespoke kitchen/breakfast room with two oven electric aga, island and granite surfaces.
The drawing and dining rooms provide formal entertaining spaces, along with a modern garden room and family room accessed from the kitchen, which is the perfect for informal entertaining whilst enjoying the garden.
There is also a very useful utility room, pantry and cloakroom completing the ground floor accommodation.

First floor
The principal bedroom has lovely garden views, and an en suite bathroom.
There are four further bedrooms (three double, one single), one bedroom with an en suite and two share a jack & jill bathroom.
On the second floor there are two further bedrooms, and a shower room. There is a further attic storage room. These are accessed via some useful back stairs, providing an ideal layout for older children and guests.
The bedroom layout is ideal for modern family living.

Gardens and grounds
The grounds are mature and extensive with well-established trees, rose and shrub borders and an orchard with apple, damson and plum trees.
A terrace provides the perfect place to relax and entertain and enjoy the peaceful surroundings.
The vegetable garden has box hedging with a greenhouse.
There is a very useful range of traditional brick outbuildings, comprising a games room, a workshop (with wood burner) and a range of other stores, with ample garaging. There is also a hard tennis court.
The outbuildings offer the potential for alternative uses (subject to planning).
In addition, there is a further 28 acres of grazing land, with a separate access from the village road with a small spinney.
There is plenty of off-street parking available for both properties.

Moat Barn
A separately accessed and independent barn conversion with a double garage and walled garden. It is an ideal annexed home to Moat House, for dependent relatives, guests or an income stream.
Comprising a double height glazed oak framed atrium with exposed timbers.
The well fitted vaulted kitchen/sitting room has a mezzanine study above, with doors to the gardens.
There are three bedrooms on the ground floor, two with en suites and a bedroom on the first floor with en suite.
The oak framed garage blocks comprises a double garage and useful workshop/stores.
The enclosed walled garden is mainly laid to lawn.

Situation
Grandborough is a popular village with a thriving community. Local facilities include a church, village hall and public house. Nearby Dunchurch or Braunston offer good local facilities.

A wider range of facilities can be found in Rugby, Leamington Spa, Warwick and Daventry.

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 both Leamington Hastings and Napton on the Hill.

Communications are excellent with easy access to the national motorway network (M1, M40, M45, M6) via the nearby A45 and A5. Frequent train services go from Rugby into London Euston (55 minutes).

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.

Planning
The principal house in not listed. The occupation of Moat Barn is not limited. The buildings have further potential subject to obtaining planning permission.

An area of the land is subject to an overage agreement. Further details on request.

Services
Mains water, electricity, gas and drainage are connected to the property. Gas fired central heating. 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 1800 Mbps (data taken from checker.ofcom.org.uk on 27/02/2025). Actual service availability at the property or speeds received may be different.

We understand that the property is likely to have current mobile coverage outdoors (data taken from checker.ofcom.org.uk on 27/02/2025). 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.

Local Authority
Rugby Borough Council

Council Tax Band:
House G

Barn B

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.

A single public footpath crosses the edge of the land.

Plans 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.

Viewings
Strictly by appointment through Fisher German LLP.

Directions
Postcode – CV23 8DQ

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