Barford Hill, Barford, Warwick, Warwickshire, CV35 8BZ

Hidden behind private gates and approached across a sweeping private driveway, Mallards Reach occupies one of Barford Hill's most intriguing settings: approximately 1.36 acres of mature private grounds extending all the way to the River Avon.

The existing house and ancillary accommodation extend to approximately 4,433 sq ft, providing an impressive canvas for a purchaser looking to create a significant family home.

Characterful original features remain, particularly within the wood-panelled reception accommodation, while a series of generous rooms look across the gardens towards the river.

The ground floor provides extensive and highly versatile living space.

A handsome entrance hall opens into substantial interconnected reception rooms, while the kitchen sits centrally within the house.

Beyond are a further family room, ground-floor bedroom, utility accommodation and double garage.

An extensive indoor swimming pool complex, currently without water and not operational, adds another unusual dimension and offers exciting potential as part of a wider refurbishment.

Two further bedrooms occupy the first floor, including a particularly generous principal bedroom, alongside bathroom and en-suite facilities.

It is outside, however, that Mallards Reach becomes genuinely exceptional.

Broad terraces give way to sweeping lawns framed by mature trees, with the grounds extending towards the River Avon and a riverside deck at their furthest point.

The property benefits from direct river frontage and riparian rights, creating a wonderfully secluded waterside environment.

A rare opportunity where scale, land, river frontage and potential combine in a truly remarkable setting.

Potential Mallards Reach requires a significant programme of modernisation, but therein lies much of its appeal.

A purchaser could retain the character and considerable footprint of the existing residence while comprehensively remodelling it for contemporary family life.

Equally, the scale and position of the plot provide the basis for a more ambitious approach.

The property previously benefited from planning permission under Warwick District Council reference W/07/1786 for the demolition of the existing dwelling and construction of a replacement residence.

That permission has subsequently lapsed, and any future proposals would be subject to the necessary planning and other statutory consents.

The historic permission nevertheless provides an interesting indication of the potential previously recognised within this exceptional site.

Material Information: Council Tax: Band H Local Authority: Warwickshire County Council Broadband: Superfast Broadband Available (Checked on Ofcom Sept 26) Mobile Coverage: Variable Coverage (Checked on Ofcom Sept 26) Heating: Gas Central Heating Listed: No Tenure: Freehold Restrictive Covenants: Yes Location: Mallards Reach occupies a highly desirable position on Barford Hill, on the edge of the sought-after Warwickshire village of Barford.

The setting provides an unusual balance: the privacy, mature grounds and River Avon frontage give the property an almost rural sense of seclusion, while Warwick, Royal Leamington Spa and Stratford-upon-Avon are all readily accessible, placing some of Warwickshire’s most historic and culturally significant towns within easy reach.

Barford itself is an attractive and well-connected village with a strong sense of community and useful everyday amenities, while the surrounding countryside provides excellent walking and recreational opportunities.

Warwick and Royal Leamington Spa offer a much broader range of shopping, restaurants, leisure and cultural facilities, alongside an excellent choice of state, independent and selective schooling.

Notable options include Myton School, the Warwick Schools Foundation and the highly regarded South Warwickshire grammar schools.

For commuters, the location is particularly convenient, with Warwick Parkway providing regular rail connections towards London and Birmingham, while the nearby M40 gives straightforward road access to both cities and the wider motorway network.

For purchasers seeking substantial private grounds and a riverside setting without sacrificing access to excellent schools, transport connections and the area’s principal towns, the position is particularly compelling.