Cloverlea, Nortoft Lane, CV23

THE SITE

Cloverlea, Nortoft Lane presents an exceptional opportunity to acquire a beautifully presented and deceptively spacious four-bedroom bungalow, set within generous grounds and complemented by two conservatories. Whilst the bungalow would benefit from a degree of modernisation, it offers purchasers an excellent opportunity to update and personalise the accommodation to their own specification.

Extending to approximately 9.02 hectares (22.27 acres), the pastureland has predominantly been used for livestock grazing and is in good heart. The property is well enclosed with stock proof fencing, varying in condition and benefits from mains water. The holding is further enhanced by a range of useful outbuildings, including a double garage, three workshops and three steel portal-framed agricultural buildings, utilised for storage purposes.

The bungalow itself offers well-proportioned and versatile accommodation throughout. A spacious kitchen is complemented by separate dining and living areas, the latter featuring an impressive wood-burning stove. Sliding doors for the lounge provide access to a substantial conservatory, creating additional living space, enjoying views over the garden.

The property further comprises four bedrooms, a family bathroom fitted with bath, shower, WC and wash basin, together with a separate WC. There is also access to a partially boarded loft space offering further potential subject to modernisation.

LOCATION

The property is situated off Nortoft Lane, approximately 1 mile north of the village of Kilsby, Northamptonshire, which benefits from a range of amenities. The property is also approximately 5 miles south-east of the larger town of Rugby, which benefits from a range of larger amenities, such as supermarkets, a range of education facilities, including the prestigious Rugby School and access to wider transport links, such as the train station; meaning that the property is well-located for commuters.

PROPERTY DESCRIPTION

The residential element of the property extends to approximately 184m² of well proportioned accommodation. Beautifully presented throughout, the home also provides an excellent opportunity for purchasers to update or modernise to suit their individual tastes and requirements.

The property benefits from mains electricity, water, a private drainage system and LPG gas, which is provided by Calor Gas.

Set in a desirable semi-rural location and complemented by agricultural storage buildings, the property is particularly well suited to agricultural or equestrian lifestyles. Externally a wrap around garden offers an ideal space for outdoor seating and a vegetable patch, while a generous rear garden provides further scope for enjoyment.

Additional outbuildings, including a double garage, three workshops and several
garden sheds provide ample storage and practical workspaces.

LAYOUT

Cloverlea comprises the following living accommodation:

Kitchen                        Family Bathroom

Utility                          Bedroom 1 - single bedroom

Dining Room               Bedroom 2 - single bedroom

Living Room                Bedroom 3 - double bedroom

Conservatory              Bedroom 4 - double bedroom

WC

FARM BUILDINGS

The farm buildings comprise two steel portal-framed Dutch barns together with a single lean-to storage building. Of particular note, the buildings feature traditional mud wall construction, which is relatively uncommon. They are currently utilised for fodder storage; however, purchasers should note that the structures are in poor condition and may require repair or replacement subject to the necessary consents.

LAND

Extending to approximately 9.02 hectares (22.27 acres), the Grade 3 permanent pasture is currently utilised for livestock grazing but would be equally well suited to equestrian use. The land is ring-fenced with stockproof fencing and is divided into three parcels.

Access is provided via a shared access track directly off Nortoft Lane. Water is supplied to the land through several existing troughs.

Purchasers should note that five telegraph poles with overhead lines are situated across parcels B and C.

ADDITIONAL INFORMATION

ACCESS

Access to the property is via a shared access track directly off Nortoft Lane. There is an upkeep and maintenance provision on the driveway, further information can be made available on request.

TENURE AND OCCUPATION

The land is available to purchase freehold with vacant possession available upon
completion.

OVERAGE

The vendor reserves a right via an overage to retain 30% of any uplift in value received from any development (including solar) or mineral extraction for a period of 30 years from the point of sale. The overage will be triggered on either the implementation of the planning consent or the disposal of the property subject to the planning consent, it will not be triggered on any agricultural or equestrian development.

EASEMENTS, WAYLEAVES AND RIGHTS OF WAY

The land is offered subject to and with the benefit of all existing rights of way, wayleaves and easements, whether or not specifically referred to in these particulars. An existing right of way is in place regarding the shared access track. An existing wayleave is also in place regarding the telegraph poles and overhead wires.

BOUNDARIES

The purchaser will be deemed to have full knowledge of the boundaries and neither the vendor nor their Agent will be responsible for defining any other boundaries.

RURAL PAYMENTS AND COUNTRYSIDE STEWARDSHIP

No entitlements are offered with the sale of the property. There are no Countryside Stewardship Schemes or Sustainable Farming Incentive Schemes currently active on the holding.

PLANNING

The planning constraints across the site have recently been regulated. The property is no longer subject to an agricultural occupancy condition as of 5th January 2026. The property has also successfully obtained a Certificate of Lawfulness for existing operational development consisting of construction of two conservatories, three workshops, a summerhouse and a dual pitched garage roof. In addition, a Change of Use is now in effect as of 23rd October 2025 regarding the agricultural land to the north of the house into residential garden land.

SERVICES

The property is connected to mains electricity and mains water via a private supply, with drainage to an existing sewage treatment plant. It also benefits from a gas supply. With regard to the water supply, this is currently paid for by a neighbouring farmer, who recharges the vendor solely for the amount used at cost.

The Vendor currently has a contract in place with Calor Gas, under which a rental charge is payable quarterly. Further details are available upon request.

Prospective purchasers are advised to make their own enquiries and investigations regarding the services.

FIXTURES AND FITTINGS

All items in the written text of these particulars are included in the sale. All other items are expressively excluded regardless of the inclusion in any photograph. Purchasers must satisfy themselves that any equipment included in the sale is in satisfactory order.

METHOD OF SALE

The property is being sold as a whole by Private Treaty. Following the marketing of the property, the vendor reserves the right for an Informal Tender process. Parties who register their interest in the property will be notified of the Informal Tender process including bid submission deadlines.

TIMBER, MINERAL AND SPORTING RIGHTS

In so far as they are available with the sale. Please note that the mineral rights are subject to the overage conditions, as mentioned above.

COUNCIL TAX

Tax Band E.

EPC

Energy Rating: E

VAT

Please note that VAT will not be charged on the sale of the property.

LOCAL AUTHORITY

West Northamptonshire Council,
One Angel Square
Angel Street
Northampton
NN1 1ED

GENERAL INFORMATION

West Northamptonshire Council
National Grid
Severn Trent
Calor Gas

VIEWING

Strictly by appointment only with the vendors Agent.

IMPORTANT NOTICE

Sworders for itself and the Vendor of this property give notice that the particulars are a general outline only for the guidance of intending Purchasers and do not constitute an offer or contract. All descriptions and any other details are given without responsibility and any intending Purchasers should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to their correctness. Any measurements, areas or distances referred to herein are approximate only. None of the services or fixtures or fittings has been tested and no warranty is given as to their suitability or condition. Nothing in these particulars shall be deemed to be a statement that the property is in good condition or otherwise. No employee of Sworders has any authority to make or give any representations or warranty whatsoever in relation to the property. No responsibility can be accepted for the expenses incurred by any intending Purchasers in inspecting properties which have been sold, let or withdrawn.

In accordance with Anti Money Laundering Legislation, bidders will be required to provide
proof of identity and the address to the Selling Agents.

All plans included are not to scale and are based upon the Ordnance Survey Map with the
sanction of the Controller of H M Stationary Office. Crown Copyright Reserved.

Photographs taken February 2026.
Particulars prepared in March 2026.