Ratley, Oxfordshire

A substantial Grade II Listed former farmhouse with beautifully landscaped gardens, traditional outbuildings, tennis court and paddock, occupying approximately 3.32 acres

Ground floor
• Church Farm is a Grade II Listed former farmhouse believed to date from the late 18th century. The property retains a wealth of period features including exposed beams, oak doors, original joinery and an original bread oven.
• The kitchen/breakfast room forms the heart of the home and is fitted with a range of wall and base level units together with ample space for informal dining.
• Adjoining the kitchen is a useful utility room.
• The dining room provides an excellent space for formal entertaining and family gatherings.
• The drawing room is an attractive reception room enjoying views over the gardens and grounds.
• A separate family room provides further reception space and flexibility for modern living.
• The welcoming entrance hall connects the principal rooms and creates an excellent first impression.
• A cloakroom completes the ground floor accommodation.
• A useful cellar can be accessed via a staircase down from the entrance hall and provides additional storage.

First floor
• The first floor comprises four well-proportioned bedrooms together with bathroom facilities.
• All bedrooms enjoy views over the gardens and grounds.
• Stairs rise to the second floor where further versatile accommodation can be found.
• The impressive games room is a particular feature of the property and offers flexibility for a variety of uses including a hobbies room, studio or home office.
• A further bedroom is located on the second floor.
• Extensive storage areas provide excellent practical space.
• In total the main house extends to approximately 4,237 sq ft, providing generous accommodation with scope for a purchaser to adapt the property to their own requirements.

Gardens and grounds
• Church Farm is approached via a private driveway providing ample off-road parking and access to the house and outbuildings.
• The gardens and grounds extend to approximately 3.32 acres.
• The formal gardens are arranged across a series of attractive tiers and enjoy views across the surrounding countryside.
• A mature specimen tree forms a focal point within the gardens.
• Mature trees, established planting and lawned areas provide colour and interest throughout the year.
• The gardens are well stocked with a variety of flowering plants and shrubs, including numerous roses.
• A charming walled courtyard garden provides a sheltered and private area, ideal for outdoor dining and entertaining.
• The grounds include a tennis court together with a paddock and orchard area.
• The gardens enjoy a good degree of privacy whilst remaining within the heart of the village.
• A range of traditional stone outbuildings provide storage, workshop space and versatility. A separate boiler room is accessed externally.

Situation
Ratley is a picturesque and historic village tucked into a valley beneath the Edgehill escarpment, within the Cotswolds National Landscape. Centred around an ancient church and a well-regarded village inn, it offers a peaceful rural setting with a strong sense of community, complemented by additional pubs within walking distance.

Nearby Edgehill is home to the Castle Inn and the site of the 1642 Civil War battle, adding to the area’s rich heritage and scenic appeal. Despite its tranquil setting, Ratley is well positioned for access to Banbury, Stratford-upon-Avon, Warwick and Leamington Spa, as well as the wider Cotswolds.

Kineton, around 4 miles away, provides day-to-day amenities including shops, medical facilities and schooling.

Banbury offers extensive shopping and fast rail links to London Marylebone (about one hour), while the M40 (Junctions 11 and 12) ensures excellent road connections. Birmingham International Airport is approximately 30 miles away.

The area is well served by both state and independent schools, and benefits from a wide range of leisure pursuits including golf and racing nearby. Stratford-upon-Avon, the region’s cultural hub, is renowned for its Shakespearean heritage and theatres.

Fixtures and fittings
All fixtures, fittings and furniture such as curtains, light fittings, garden ornaments and statuary are excluded from the sale. Some may be available by separate negotiation.

Services
Mains water, drainage and electricity. Oil-fired central heating.

None of the services or appliances, heating installations, plumbing or electrical systems have been tested by the selling agents.

The estimated fastest download speed currently achievable for the property postcode area is around 1800 Mbps (data taken from checker.ofcom.org.uk on 15/06/2026). Actual service availability at the property or speeds received may be different.

We understand that the property is likely to have current mobile coverage (data taken from checker.ofcom.org.uk on 15/06/2026). Please note that actual services available may be different depending on the particular circumstances, precise location and network outages.

Tenure
The property is to be sold Freehold with vacant possession.

Method of sale
The property is offered for sale by Private Treaty method. However the vendor reserves the right to conclude the sale by an alternative method if required.

Local Authority
Stratford-on-Avon District Council
Council Tax Band G

Public rights of way, wayleaves and easements
The property is sold subject to all rights of way, wayleaves and easements whether or not they are defined in this brochure.

Planning
The selling agents will not provide advice/guidance on the planning history for the property/land. Interested parties are advised to make their own investigations. It is assumed that enquiries have been satisfied, prior to an offer being made.

Anti Money Laundering Regulations (AML)
In accordance with Anti Money Laundering Regulations (AML), we are required to request forms of identification and carry out due diligence on any parties connected to a successful offer. Should an offer be made on behalf of a business/company, AML due diligence will also be necessary. Proof/source of funding must be supplied, prior to offer acceptance.

Plans and boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct but accuracy is not guaranteed. The purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the vendor nor the vendor’s agents will be responsible for defining the boundaries or the ownership thereof.

Viewings
Strictly by appointment through Fisher German LLP.

Directions
Postcode – OX15 6DS
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