Newnham, Henley-In-Arden

Welcome to Tutnells Hill Farm, a characterful and historically rich country home set in the heart of the Warwickshire countryside, in the peaceful hamlet of Newnham near Henley-in-Arden.

Located within nearly two acres of beautifully maintained grounds, the property is graced by one of the prettiest large Horse Chestnut trees you are ever likely to see, standing proudly in the front garden. Offering a rare blend of period features and modern comforts, Tutnells Hill Farm also boasts a superbly appointed one-bedroom flat above an extensive detached garage, thoughtfully renovated in 2020, ideal for guests or multi-generational living. Additional highlights include an outdoor heated swimming pool, a cellar, and a delightful setting that perfectly balances rural seclusion with excellent access to nearby Henley-in-Arden and surrounding villages.

Believed to date back around 500 years, this remarkable farmhouse is steeped in heritage and charm, and has been lovingly cared for by the same owners for nearly 38 years.

Set behind a secure gated entrance, this beautiful home offers both charm and practicality in equal measure. A large driveway welcomes you into the grounds, setting the tone for what lies beyond.

The ground floor opens with an exceptionally welcoming hallway, complete with characterful flagstone flooring, which gently guides you into the heart of the home. The main sitting room is bathed in natural light, offering picturesque views across the rear garden – your first glimpse of the truly stunning setting this property enjoys.

Continuing from the hallway, you’ll find a generous guest cloakroom within a well-proportioned boot room with ample space for coats and outdoor gear. A door from the hallway also provides access to a useful cellar.

To the east of the property, the formal dining room is perfect for entertaining, with an inglenook fireplace and double doors leading into the current games room – a versatile space that also opens directly onto the rear terrace. Off the dining room, there’s a charming snug, ideal for quiet evenings or a cosy retreat.

The heart of the home is undoubtedly the country-style kitchen, centred around a traditional oil-fired AGA, a welcome companion in the autumn and winter months. Adjoining the kitchen are a spacious utility room, a walk-in larder/pantry, and a ground-floor shower room, offering everyday practicality. A discreet oak staircase leads to a wonderful study space on the first floor, a private enclave to escape the activities of the home.

Upstairs, the first floor offers four bedrooms and three bathrooms, while the top floor hosts an additional bedroom and a dressing area which the current owners use as a bedroom, ideal for family or guests.

In 2020, the owners fully renovated the flat above the detached garage to a high specification. This independent accommodation includes a kitchen and living area, bedroom, shower room, and mezzanine level, perfect for guests, extended family, or even home working. Access is via a beautifully designed external staircase.

The southerly facing gardens are a true delight, beautifully landscaped and bathed in sunlight. A heated swimming pool and a range of outbuildings offer further appeal for keen gardeners or those looking for workshop space. The extensive detached garage to the west of the property provides additional secure parking and storage. There is also a large external Gardener’s WC and store.

All in all, this is a much-loved and endearing home, with exquisite gardens and flexible accommodation, all in a peaceful yet easily accessible location.

Location - The hamlet of Newnham, situated just a few miles from the charming market town of Henley-in-Arden, offers an enviable blend of rural tranquillity and excellent connectivity. Surrounded by some of Warwickshire’s most attractive villages, including Ullenhall, Wootton Wawen, and Wilmcote, Newnham enjoys a peaceful countryside setting with a strong sense of community. There are nearby train stations at Bearley and also Wootton Wawen, which provide services to Stratford-upon-Avon, Leamington Spa and Birmingham, making it an ideal location for commuters seeking a peaceful lifestyle. For a broader range of amenities, shopping, and dining, the vibrant town of Stratford-upon-Avon is just a 15-minute drive away, while Solihull and Warwick are also within easy reach. With its combination of rural charm, historical surroundings, and convenient transport links, Newnham is a highly desirable location for those looking to enjoy the best of both town and country living.

General Information - Tenure: Freehold

EPC: Exempt (Available upon request) | Grade II Listed

Broadband: Fibre to the premises (currently 1000 Mbps)

Local Authority: Stratford-upon-Avon | Band H

Services: Oil fired central heating (2 x Boilers)| Oil fired Aga in the kitchen | Solar electricity panels which feed back to grid (current provider is EON) | Shared Klargester sewerage treatment plant located on land owned by neighbouring property | The swimming pool is heated by a Heatpump.

Restrictive Covenants: Please refer to the Sales Agent for Covenants on the Title

Directions: B95 6DU
From Salters Lane, travelling towards Aston Cantlow, continue under the railway bridge and aqueduct. Approximately 100 yards on the left-hand side is a road sign for Newnham Only. Continue towards the small village green, and the gates to the property will be found on your left-hand side.

Agents Note - We have not tested any of the electrical, central heating or sanitaryware appliances. Purchasers should make their own investigations as to the workings of the relevant items. Floor plans are for identification purposes only and not to scale. All room measurements and mileages quoted in these sales details are approximate. Subjective comments in these details imply the opinion of the selling Agent at the time these details were prepared. Naturally, the opinions of purchasers may differ. These sales details are produced in good faith to offer a guide only and do not constitute any part of a contract or offer. We would advise that fixtures and fittings included within the sale are confirmed by the purchaser at the point of offer. Images used within these details are under copyright and under no circumstances are to be reproduced by a third party without prior permission.

Anti Money Laundering (Aml) - We will appreciate your co-operation in fulfilling our requirements to comply with anti-money laundering regulations. As well as traditional methods of producing photographic ID and proof of address, EB&P as the Agent may also use an electronic verification system to meet compliance obligations for AML. This system allows us to verify you from basic details. You understand that we will undertake this search for the purpose of verifying your identity. Any personal data we receive from you for the purpose of money laundering checks will be processed only for the purposes of preventing money laundering. There will be a nominal charge to each buyer for EB&P to conduct the AML checks.