5 bed detached house for sale

Butt Hill, Napton CV47

Located in the heart of the sought-after village of Napton on the Hill, this impressive 5/6-bedroom detached family home offers generous and versatile living space, ideal for modern family life. Set within a peaceful residential setting, the property combines village charm with contemporary comfort, and is just a short distance from local amenities, scenic canal walks, and well-regarded schools.

The accommodation is beautifully presented and includes a spacious open-plan kitchen and dining area, perfect for entertaining, a separate lounge, study, a practical utility room, and a flexible ground floor playroom or sixth bedroom with an en-suite shower room—ideal for guests or multi-generational living. Upstairs, there are five well-proportioned bedrooms, including a master with en-suite and a family bathroom.

Externally, the property benefits from a large garage, ample off-road parking for multiple cars, and a private, well-maintained garden, offering a perfect space for relaxation and outdoor dining.

Location - The picturesque village of Napton on the Hill is nestled in the rolling Warwickshire countryside, approximately three miles east of Southam and nine miles from the historic town of Rugby. This charming and ever-popular village offers a range of local amenities, including a highly regarded primary school, a village store with café, and several welcoming pubs. Napton is celebrated for its scenic canal-side walks, beautiful views, and strong sense of community, supported by an active village hall, local events, and various clubs and societies. The village is well-placed for access to a number of excellent secondary and independent schools in the wider area, including Princethorpe College, Rugby School, and Warwick School. Convenient transport links via the A425, A423, and nearby M40 provide straightforward connections to Leamington Spa, Coventry, Banbury and beyond.

Approach

The property is set back from the road and approached via a generous gravel driveway, providing ample parking for multiple vehicles with ease. A beautifully maintained, expansive lawn borders the drive, enhancing the sense of space and grandeur.

Entrance Hall

Accessed via a welcoming porch fitted with practical shelving—ideal for storing shoes, coats, or outdoor essentials—this bright and inviting entrance hall sets the tone for the rest of the property

Living Room

Spacious and light-filled living room situated at the front of the property, featuring a cosy log burner as its focal point. This generous room offers an ideal setting for both everyday relaxation and entertaining, with large windows drawing in plenty of natural light. A warm and welcoming atmosphere is created by the blend of space, comfort, and character.

Reception Room with Ensuite

Versatile and generously sized second reception room, bathed in natural light and offering its own private en-suite. Perfectly suited as a playroom or ground-floor bedroom, this flexible space is ideal for multigenerational living or evolving family needs.

Kitchen/Diner

Stylish and sociable kitchen diner, the true heart of the home, finished to a high standard throughout. Featuring a Rangemaster cooker, boiling water tap, and a central breakfast bar, this beautifully appointed space blends practicality with charm. Patio doors open directly onto the garden, creating a seamless flow for indoor-outdoor living and making it perfect for both relaxed family meals and entertaining.

Study

Bright and peaceful study with direct access to the garden via patio doors. Ideal for home working or quiet reading, this thoughtfully positioned room offers a calm retreat with plenty of natural light.

WC

A neatly presented WC with a toilet and hand basin.

Utility Room

Practical and well-appointed utility room with internal access to the garage and stairs leading to the second floor.

Master Bedroom

Luxurious and spacious master bedroom featuring skylights, fitted wardrobes, and underfloor heating for year-round comfort. Thoughtfully designed with both style and functionality in mind, this serene retreat offers beautiful countryside views, creating a perfect blend of elegance and tranquillity.

Ensuite

Contemporary en-suite featuring a sleek shower, hand basin, toilet, and towel rail. Finished to a high standard.

Bedroom 2

Generous double bedroom with rear-facing windows, fitted wardrobe, and skylight.

Bedroom 3

Double bedroom with fitted wardrobes and windows to the side.

Bedroom 4

Bright double bedroom with fitted wardrobes and windows offering stunning views of the countryside at the front of the property.

Bedroom 5

Another large double bedroom with windows to the rear and fitted wardrobes.

Bathroom

Three-piece bathroom with a sleek shower, hand basin, and toilet, featuring an airing cupboard for added storage convenience.

Garden

Well-maintained garden featuring a patioed area and a lawn, surrounded by raised flower beds. The right-hand side of the garden is laid with AstroTurf and enclosed by a picket fence and gate, making it an ideal space for children's play or a versatile outdoor area. There is also outdoor power adding extra convenience for entertaining or gardening.

Garage

A spacious garage with an electric roller door, offering secure parking and additional storage space.

General Information

Tenure: Freehold

Council Tax: The property falls within Council Tax Band G, as assessed by the local authority.

Current EPC Rating: C

Services: According to the vendor, the property is connected to mains gas, water, electricity, and drainage. Buyers are advised to confirm the availability and condition of services with their solicitor prior to exchange of contracts.

Rights of Way: The property is sold subject to, and with the benefit of, any rights of way, easements, wayleaves, covenants, or restrictions that may exist, whether or not they are specifically mentioned in these particulars.

Viewing: Viewings are strictly by prior appointment with the selling agent.

Disclaimer – Important Information

We’ve taken great care to ensure the accuracy of these details; however, we cannot guarantee that all information is entirely precise. If there’s something particularly important to you, we recommend seeking independent verification or contacting us directly—we’ll be happy to check anything for you. These particulars are provided for general guidance only and do not form part of any offer or contract. All measurements are approximate, and the photographs are for illustrative purposes only. Items shown in images are not necessarily included in the sale.

EPC Rating: C

Location

Location - The picturesque village of Napton on the Hill is nestled in the rolling Warwickshire countryside, approximately three miles east of Southam and nine miles from the historic town of Rugby. This charming and ever-popular village offers a range of local amenities including a highly regarded primary school, a village store with café, and several welcoming pubs. Napton is celebrated for its scenic canal-side walks, beautiful views, and strong sense of community, supported by an active village hall, local events, and various clubs and societies. The village is well-placed for access to a number of excellent secondary and independent schools in the wider area, including Princethorpe College, Rugby School, and Warwick School. Convenient transport links via the A425, A423, and nearby M40 provide straightforward connections to Leamington Spa, Coventry, Banbury and beyond.

Living Room (8.00m x 4.45m)

Kitchen/Diner (7.82m x 4.81m)

Reception Room (4.43m x 4.45m)

Master Bedroom (5.9m x 4.4m)

Bedroom 2 (4.2m x 3.1m)

Bedroom 3 (3.44m x 3.49m)

Bedroom 4 (3.05m x 4.45m)

Bedroom 5 (3.41m x 4.45m)

Bathroom (2.00m x 2.89m)

Study (2.68m x 2.61m)

Utility Room (4.22m x 2.43m)

WC (1.00m x 1.94m)

Master En-Suite (2.4m x 1.4m)

Downstairs En-Suite (1.45m x 2.00m)

Parking - Driveway

Parking - Garage