Guide price
£1,400,000
5 bed detached house for saleHill, Rugby, Warwickshire CV23
5 beds
2 baths
3 receptions
EPC Rating: E
Just added
Freehold
About this property
17th century farmhouse for modernisation
Kitchen/breakfast room, sitting room, dining room
Four first floor bedrooms
Annexe potential
Extensive traditional outbuildings
Orchard, paddocks and arable land
Lot 1: Farmhouse, outbuildings and approx. 1.59 acres
Lot 2: A desirable block of arable and pastureland approx. 32.15 acres
Lot 3: Block of pastureland approx. 10.03 acres
A charming country property with excellent small holding potential, featuring a characterful house, traditional outbuildings with arable and pasture land. In all about 43.77 acres.
Lot 1
A rarely available country property comprising a period family home with potential annexe accommodation. Full of character and now in need of modernisation, the property is complemented by several traditional and modern outbuildings, gardens and paddock. In all about 1.59 acres.
Lot 2
A desirable block of arable and mature pastureland located opposite Lot 1 and benefiting from good road frontage. In all about 32.15 acres.
Lot 3
An attractive block of pastureland with good road frontage off Gibralter Lane. In all about 10.03 acres.
Lot 1: Old House Farm
• A 17th century Grade II listed property, held in the same family ownership for many years, offering a rare opportunity.
• The residential accommodation requires updating and modernisation, but provides the foundations of a fantastic and much loved family home.
• A wide selection of traditional outbuildings, suitable for a variety of uses including small holding activities, storage, workshops or amenity purposes.
Ground floor
• Traditional farmhouse style accommodation featuring a large kitchen/breakfast room with Rayburn.
• Comfortable sitting room with electric fire and a spacious dining room with log burner.
• The whole ground floor is filled with natural light, benefiting from dual aspect windows/doors and a back to front hallway providing access to both the front and rear of the property.
First floor
• Principal bedroom with built in storage, supported by three further double bedrooms, offering flexible family accommodation.
• A family bathroom and separate W/C serve the first floor.
Annexe
• Converted several years ago to provide separate accommodation, with its own entrance and patio doors, the first floor ‘bedroom’ area still requires completion.
• The ground floor includes a W/C, shower room and space for a kitchenette, offering the core elements needed for independent living.
• Ideal for guest accommodation, ancillary use, or integration into the main house as a playroom, study or additional living space.
Gardens, Grounds and Paddock
• The property is approached through a private gated entrance situated between the main house and an adjoining storage barn. To the rear of the house lies a further gated yard offering ample off street parking.
• The gardens to both the front and rear have been well maintained and come into full colour during the spring months. A vegetable patch is positioned behind the outbuildings, leading on to an enclosed paddock. There is a second access point to the paddock at its southern boundary, directly off the main road.
• In total Lot 1 extends to approximately 1.59 acres.
Outbuildings
• The property benefits from an extensive range of traditional outbuildings.
• These include a traditional calving barn, several stables, potting sheds, and additional barns, stores, and a car port.
• The two principal outbuildings comprise:
- An open sided former grain store measuring approximately 15 m x 8 m.
- A four bay open sided portal framed building measuring approximately 18 m x 10 m.
Currently divided into two separate sections.
Lot 2
• Lot 2 is divided into three parcels: Around 8.6 acres of pasture and approximately 24 acres of arable land.
• The land is currently let under a Farm Business Tenancy until 30th September 2026. (Notice given).
• Access is available via a gated entrance from the main road, with additional access along Rusty Butts (publicly maintained).
• There are currently no services connected to this lot.
• In all Lot 2 extends to approximately 32.15 acres.
Lot 3
• Lot 3 comprise and single full enclosed parcel of mature pastureland.
• The land is currently let under a grazing licence until September 30th September 2026.
• There is a single gated access point. While it is believed that the land benefits from a water supply, interested parties are advised to conduct their own due diligence to confirm this.
• Lot 3 extends in all to approximately 10.03 acres
Situation
Hill is a rural hamlet within the Rugby district of Warwickshire, located in the civil parish of Leamington Hastings and positioned between the village and the A426 route towards Rugby and Southam.The hamlet has a close knit community, including a well regarded Academy together with parish hall with regular activities and access to community tennis courts.
Leamington Hastings CofE Infant School in the village provides local primary education and feeds into Dunchurch Junior School. In addition, the area is well served by a number of well renowned private schools, including Rugby School, Bilton Grange, and Princethorpe College.
The surrounding countryside offers attractive walking routes and convenient access to nearby villages and landmarks such as Draycote Water and Broadwell.
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 gas, water, electric and drainage. 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 1000 Mbps (data taken from on 26/03/2026). 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 on 26/03/2026). 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
Rugby Borough Council
Councill tax Band: F
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.
Basic Payment Scheme and
Sustainable Farming Incentive
The land has previously been registered to
receive Basic Payment Scheme entitlements
but these are not available for transfer. The
land has been entered into a Sustainable
Farming Incentive scheme.
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 8DX
what3words – ///meatball.dollars.forgives
Lot 1
A rarely available country property comprising a period family home with potential annexe accommodation. Full of character and now in need of modernisation, the property is complemented by several traditional and modern outbuildings, gardens and paddock. In all about 1.59 acres.
Lot 2
A desirable block of arable and mature pastureland located opposite Lot 1 and benefiting from good road frontage. In all about 32.15 acres.
Lot 3
An attractive block of pastureland with good road frontage off Gibralter Lane. In all about 10.03 acres.
Lot 1: Old House Farm
• A 17th century Grade II listed property, held in the same family ownership for many years, offering a rare opportunity.
• The residential accommodation requires updating and modernisation, but provides the foundations of a fantastic and much loved family home.
• A wide selection of traditional outbuildings, suitable for a variety of uses including small holding activities, storage, workshops or amenity purposes.
Ground floor
• Traditional farmhouse style accommodation featuring a large kitchen/breakfast room with Rayburn.
• Comfortable sitting room with electric fire and a spacious dining room with log burner.
• The whole ground floor is filled with natural light, benefiting from dual aspect windows/doors and a back to front hallway providing access to both the front and rear of the property.
First floor
• Principal bedroom with built in storage, supported by three further double bedrooms, offering flexible family accommodation.
• A family bathroom and separate W/C serve the first floor.
Annexe
• Converted several years ago to provide separate accommodation, with its own entrance and patio doors, the first floor ‘bedroom’ area still requires completion.
• The ground floor includes a W/C, shower room and space for a kitchenette, offering the core elements needed for independent living.
• Ideal for guest accommodation, ancillary use, or integration into the main house as a playroom, study or additional living space.
Gardens, Grounds and Paddock
• The property is approached through a private gated entrance situated between the main house and an adjoining storage barn. To the rear of the house lies a further gated yard offering ample off street parking.
• The gardens to both the front and rear have been well maintained and come into full colour during the spring months. A vegetable patch is positioned behind the outbuildings, leading on to an enclosed paddock. There is a second access point to the paddock at its southern boundary, directly off the main road.
• In total Lot 1 extends to approximately 1.59 acres.
Outbuildings
• The property benefits from an extensive range of traditional outbuildings.
• These include a traditional calving barn, several stables, potting sheds, and additional barns, stores, and a car port.
• The two principal outbuildings comprise:
- An open sided former grain store measuring approximately 15 m x 8 m.
- A four bay open sided portal framed building measuring approximately 18 m x 10 m.
Currently divided into two separate sections.
Lot 2
• Lot 2 is divided into three parcels: Around 8.6 acres of pasture and approximately 24 acres of arable land.
• The land is currently let under a Farm Business Tenancy until 30th September 2026. (Notice given).
• Access is available via a gated entrance from the main road, with additional access along Rusty Butts (publicly maintained).
• There are currently no services connected to this lot.
• In all Lot 2 extends to approximately 32.15 acres.
Lot 3
• Lot 3 comprise and single full enclosed parcel of mature pastureland.
• The land is currently let under a grazing licence until September 30th September 2026.
• There is a single gated access point. While it is believed that the land benefits from a water supply, interested parties are advised to conduct their own due diligence to confirm this.
• Lot 3 extends in all to approximately 10.03 acres
Situation
Hill is a rural hamlet within the Rugby district of Warwickshire, located in the civil parish of Leamington Hastings and positioned between the village and the A426 route towards Rugby and Southam.The hamlet has a close knit community, including a well regarded Academy together with parish hall with regular activities and access to community tennis courts.
Leamington Hastings CofE Infant School in the village provides local primary education and feeds into Dunchurch Junior School. In addition, the area is well served by a number of well renowned private schools, including Rugby School, Bilton Grange, and Princethorpe College.
The surrounding countryside offers attractive walking routes and convenient access to nearby villages and landmarks such as Draycote Water and Broadwell.
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 gas, water, electric and drainage. 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 1000 Mbps (data taken from on 26/03/2026). 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 on 26/03/2026). 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
Rugby Borough Council
Councill tax Band: F
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.
Basic Payment Scheme and
Sustainable Farming Incentive
The land has previously been registered to
receive Basic Payment Scheme entitlements
but these are not available for transfer. The
land has been entered into a Sustainable
Farming Incentive scheme.
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 8DX
what3words – ///meatball.dollars.forgives
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