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"A beautifully presented and delightfully positioned, country cottage located in the heart of the idyllic village of Barford, Toad Cottage is a delightful Grade II listed property brimming with charm and history. This unique home provides an inviting retreat in one of Warwickshire s most sought after villages. With a part thatched, part tiled roof Toad Cottage showcases beautiful original features, including exposed beams, stonework, and traditional fireplaces, all contributing to its character. Having internal accommodation comprising entrance lobby, kitchen, breakfast room, study, living room and dining room. To the first floor are three well proportioned bedrooms and a family bathroom. Outside the property boasts a large gravel driveway, stunning lawned gardens to front and rear and has the added benefit of an oversized timber storage shed.

Internal viewing is highly recommended to appreciate the space, charm and position of this incredible home.

TOAD COTTAGE is a rare opportunity to acquire a beautiful, character filled home in a delightful and vibrant village. It offers the tranquility of rural living with the convenience of nearby towns and transport links.

Entrance Approached through the solid wooden front door under storm canopy porch. The entrance lobby has doors to the cloakroom and kitchen.

Cloakroom Fitted with a WC and wash hand basin. Wall units and space for washing machine, with obscured window to front aspect.

Kitchen The country style kitchen has a traditional feel with plenty of natural light and space for family meals. The room has dual aspect windows enjoying views of the front and rear gardens. The focal point is the aga style range cooker. This stunning appliance runs on mains gas and incorporates oven and cooking hobs as well as the boiler and hot water heating functions for the property. With an additional gas hob and space for undercounter appliances the kitchen seamlessly extends into the breakfast room creating a wonderful space for cooking and entertaining.

Breakfast Room A good sized room offering space for a large kitchen table and chairs. With a window overlooking the rear garden and door opening directly onto the patio area and garden.

Dining Room A separate dining room offers a lovely setting for both intimate family dinners and entertaining guests. Along with exposed beams and a tiled floor, there is a central fireplace with a brick surround and wooden mantle. Windows to the side aspect and stairs leading to the first floor.

Study With space for a desk, this room offers substantial built in storage, windows to the side and rear and an external door.

Sitting Room The spacious sitting room, complete with an inglenook fireplace and woodburning stove, offers a warm and welcoming atmosphere. It has a window to the side and door with window overlooking the front garden. A staircase leads up to the first bedroom with useful under stairs storage.

First Floor Landing With skylight window, door to large airing cupboard and doors to all bedrooms and bathroom.

Bedroom One A serene space with exposed beams, windows to the front and side aspects and built in cupboards. The staircase leads to the sitting room.

Bedroom Two With an exposed beam and high ceilings this bright room has dual aspect views of the front and rear gardens.

Bedroom Three A bright room with two windows overlooking the rear aspect, exposed beams and built in storage.

Bathroom Comprising of bath with shower over, wc, wash hand basin, skylight window. Partially tiled with extractor fan and small storage cupboard.

Garden The large, secluded garden is beautifully curated. Enclosed by hedges to the sides and a fence to the rear it is enhanced by mature trees and shrubs. Featuring two patio areas and raised lawns it offers an inviting space for outdoor dining. A large garden shed sits to the side and has electric power connected.

Parking The gravelled driveway to the front of the property has a brick boundary and space for multiple cars.



General Information TENURE The property is understood to be Freehold. This should be checked by your solicitor before exchange of contracts.

SERVICES We have been advised by the vendor that mains gas, electricity, water and drainage are connected to the property. However this should be checked by your solicitor before exchange of contracts. The central heating, hot water, cooker and oven are all supplied by a condensing boiler. Mains gas appliance is situated in the kitchen.

RIGHTS OF WAY The property is sold subject to and with the benefit of any rights of way, easements, wayleaves, covenants or restrictions etc. as may exist over same whether mentioned herein or not.

COUNCIL TAX Council Tax is levied by the Local Authority and is understood to lie in Band E.

CURRENT ENERGY PERFORMANCE CERTIFICATE RATING E. A full copy of the EPC is available at the office if required.

VIEWING By Prior Appointment with the selling agent.

Location Barford is a charming village with a real sense of community and an excellent range of local amenities. Just a short walk from Toad Cottage, you will find the village shop and post office, perfect for everyday essentials, as well as two village pubs. Families are well served by the local nursery and Barford St Peter s C of E Primary School, a well regarded village school. An excellent range of secondary school options are available in Warwick, Leamington Spa and Stratford upon Avon. Picturesque local walks, village tennis courts, allotments, and recreation ground all contribute to Barford s active community life. Warwick, Leamington Spa and Stratford upon Avon, with their wealth of shops, cafes, and historical attractions, are just a short drive away. With easy access to the M40 and excellent rail links from Warwick Parkway to London and Birmingham, Barford is perfectly placed for commuting.

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