An extremely rare opportunity to acquire an exceptional Estate located in the Blackdown Hamlet to the North of Royal Leamington Spa town centre, which is one of the most desirable towns in the Midlands and Country. Set within approximately 5.5 acres of parkland and woodland, this superb estate offers a beautifully refurbished Victorian Manor House offering over 7,700 sq. ft. of living space, a vacant high specification office building offering approximately 14,000 sq. ft. of potential further living space offering numerous leisure, home office, ancillary or development opportunities subject to any necessary planning consents along with a detached three bedroom lodge.
In all, there will be approximately 22,000 sq. ft. of buildings with deemed development rights and a fenced paddock with parking offering around two acres of further development land ideal for leisure, recreational, residential, or commercial use STPP. This chain-free property is nestled away on the sought-after Kenilworth Road, a short drive and walk into the town centre and close to the superb motorway network, it must be seen to be appreciated.

The Manor House
The original house built on the site in 1899 comprises 7,720 square feet of space and is a magnificent and imposing residence that was converted to residential use by the current owners in 2015. It has been the subject of extensive internal refurbishment to include rewiring, re-plumbing, the installation of new high-efficiency oil-fired boilers, and the creation of four bathrooms and a very impressive 44 feet long kitchen/breakfast room with a fitted kitchen built to order and panelling and secondary glazing throughout. The ceiling area was raised both within the original area of the house and to the single-storey extension which now has a five-metre high vaulted ceiling.
The main accommodation now includes six bedrooms (which could easily sub-divide to create a seventh bedroom) with four bathrooms, the main kitchen/breakfast room, a secondary kitchen, cloakroom, utility room, and five reception rooms leading off the galleried reception hall, including a very impressive drawing room. The reception hall, main staircase, and three of the reception rooms have oak panelling which has been repaired and extended by the current owners.
The Manor House shares a courtyard entrance with Cranford House to which it is attached in the single-storey extension. The grand home has extensive private grounds of about 1.6 acres to the rear which contain a wide gravelled terrace which is south-facing, lawned areas, established trees and shrubs, and a pond.

Cranford House
This is a modern office building which we understand was erected in 1997 and provides a net lettable area of 12,000 square feet of largely open-plan office space which was refurbished and refitted by the tenant in 2016. The property had been previously let to Standard Life Employee Services Limited, a wholly-owned subsidiary of Aberdeen Standard Life PLC on a lease for a ten-year term from 31 October 2015 without break. The lease was on ‘Full Repairing and Insuring’ terms without any schedule of condition and the rent passing increased on review in October 2020 – which unfortunately fell in the middle of the Covid Pandemic - to £196,000 pa. The area demised includes exclusive use of approximately 86 car parking spaces – double the number that would normally be provided for offices of the same size by reference to a more standard level of provision.
Cranford House was, until recently, used by ABRDN as offices and although still fitted to a high specification as offices (including daylight lighting and air conditioning) benefits from permitted development rights to convert to residential use (subject to following the prior notification and approval procedure with the local planning authority).
Cranford House itself has the potential to let at a rent of approximately £280,000 pa (on a Full Repairing and Insuring basis) representing a net rent of £22 psf.

North Lodge
This was converted to residential use in 2013 and now provides three bedrooms, and two bathrooms with an open plan reception room with a kitchen dining area. Outside, there are private gardens to the front and rear with two outbuildings with a footprint of about 300 square feet and driveway parking for two vehicles.
Entering through the tiled canopy porch with security and courtesy lighting you are met with the front entrance door to the open plan kitchen living area with oak flooring, leaded glazed window with secondary glazing, two radiators, coving to ceiling, and TV and telephone points. The open-plan kitchen was installed by Cheltenham Bespoke Kitchens and includes granite work surfaces, an inset one-and-a-half bowl sink unit, an integral fridge, a freezer, and a washing machine. Further granite work surfaces with cupboards to either side of the double cupboard and drawer and four-door cabinet over. Additional granite work surface with double cupboard, single cupboard and inset Worcester Bosch electric oven with four ring ceramic hob over and cooker hood above. Shelved shallow wall cupboard, with fitted Worcester combination boiler, splashback tiling behind work surface. There are three good-sized bedrooms, bedroom one has fitted wardrobes and an en-suite bathroom, bedroom two is of a similar size and also has fitted wardrobes. The third bedroom has doors out to the rear garden and has an en-suite shower room. Outside there is a private raised lawn area, off-road parking for two cars, and two small garage units with a footprint of about 300 square feet.

Outside
The Estate also includes a fenced paddock and other potential development land (subject to any necessary consents) totalling about three acres. The land and buildings offer the opportunity for redevelopment or change of use in the future with a view to adding further value.
Cranford House has 86 car parking spaces mainly set across a tarmacadam car park. The Manor House has parking for a further 20 vehicles in the tarmacadam courtyard area or the gravelled parking area to the rear.

Services, Utilities & Property Information
Utilities – The estate is connected to mains gas, electricity, and water. There is a private drainage sewage treatment plant system. The central heating and hot water in The Manor House is oil fired.

Mobile Phone Coverage - 4G and 5G mobile signal is available in the area we advise you to check with your provider.

Broadband Availability - FTTC Superfast Fibre Broadband connection available - we advise you to check with your provider.

Tenure: Freehold | Council Tax band: H | EPC Rating: E & D & D

Business rates apply.

Local Authority - Warwick District Council

For more information or to arrange a viewing, contact James Pratt at Fine & Country Leamington Spa.