Pratts Lane, Mappleborough Green, Warwickshire B80 7BN

Moat House Farm is a truly enchanting black and white period home, steeped in history, full of timeless character and offering exceptionally versatile and generous accommodation. Dating back to 16th century, this former farmhouse wraps you in warmth and charm from the moment you arrive. With its rare dry moat tracing two sides of the house, a beautifully finished interior, and a separate annexe offering flexible living or income potential, the property blends centuries-old features with thoughtful modern touches. Set within just under an acre of wonderfully mature gardens and tucked away along a quiet private lane in the sought-after village of Mappleborough Green, this is a place that feels both deeply rooted and refreshingly serene—just moments from Henley-in-Arden, Studley, and excellent transport links beyond.

Ground Floor

Step through the original oak front door into a charming reception hall where rich period character greets you instantly. The guest wc has been stylishly modernised, while the beautiful lounge offers a warm and inviting space featuring lovely, exposed beams and a feature fireplace with log burner—perfect for cosy evenings. A hidden inner hall leads to a delightful pantry/wine cellar. The real heart of the home is the charming breakfast kitchen with original 16th-century flagstone flooring, fitted units, a Cooke & Lewis gas hob, integrated oven, and ceramic sink. A standout feature is the grand inglenook fireplace, still housing the original wood-burning stove, alongside a characterful monks’ bench.
Flowing from the kitchen is the spacious dining room, also enjoying a traditional log burner, and beyond the kitchen is the delightful garden room with its glass roof making it the perfect sunroom for a morning coffee, and doubling up as a practical laundry room, complete with Belfast sink and additional storage.

Upstairs

Upstairs, a split-level landing leads to a beautifully appointed family bathroom with a slipper roll-top bath, double walk-in shower, and charming period details. Three excellent double bedrooms are found on the first floor, one with a staircase rising to a versatile hobby room or study. A second staircase leads to the top floor where three interconnected spaces form a potential master suite or teenager’s retreat. These include a dressing area, a large storage room perfect for conversion into a walk-in wardrobe, and an additional bedroom or office space.

Gardens and Grounds

Set on a quiet private lane once part of the estate’s original outbuildings, Moat House Farm enjoys just under an acre of beautifully landscaped grounds. A wide gravel driveway leads to ample parking, with steps down one side to the fabulous Oak framed double garage added by the present owners and also housing a separate workshop and mezzanine floor, together with two ground anchors for motorbikes or valuable hobbies or machinery. The front façade of the main house features recently restored oak beams sourced from the Ragley Estate enhancing further the appeal of this charming period property, while the gardens delight with mature plantings, including wisteria, lilac, magnolia, laburnum, and a show-stopping sweet chestnut. The grounds flow effortlessly around the home with pathways, lawned areas, and multiple places to unwind. An old pear tree attracts local birdlife, and a delightful summerhouse provides a charming retreat. A contemporary water feature adds to the tranquillity, whilst the original water pump adds to the historical interest. The outdoor dining terrace is truly exceptional – complete with a brick-built outdoor kitchen, slate grey porcelain countertops, a built-in BBQ, and a wood-fired pizza oven – it’s the perfect space for entertaining on long summer evenings and the large, raised deck above the moat offers a serene, elevated view over the old moat and surrounding landscape. The original walled garden to one side features teazels, honeysuckle, and berries, creating a picture-perfect setting and for keen gardeners, there’s a superb glazed wooden framed green house. This really is a truly idyllic home and equally beautiful gardens to match.

Location

Tucked away in the heart of Mappleborough Green, Moat House Farm offers the best of both worlds: tranquillity and excellent connectivity. This picturesque village features two popular pubs, three reputable garden centres, a Chinese restaurant, and a handy petrol station. Nearby Henley-in-Arden offers boutique shops, vibrant dining, and a beautiful Tudor High Street, while Studley is steeped in history with direct links to Birmingham. Excellent road and rail connections make Birmingham, Solihull, Stratford-upon-Avon, Redditch, Warwick, and Coventry all easily accessible. With proximity to the NEC and Birmingham International Airport, this location is perfect for those seeking countryside calm without sacrificing convenience.

Services, Utilities & Property Information

Grade II Listed
Mains: Electric, Water, Gas and Sewerage
Tenure : Freehold
Council Tax Band : F
Parking: Double garage plus additional parking
Mobile phone coverage: 4G and some 5G mobile signals available in the area - We advise you to check with your provider.
Internet connection: FTTC available. We advise you to check with your provider.