No longer on the market
This property is no longer on the market
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Area statsLand
Auction
Study
Sold STC
Land
11.38 acre(s)
Key information
Tenure: Freehold
Council tax: Ask agent
Features and description
- For Sale by Public Auction on Tuesday 15th July 2025
Crackley Farm offers purchasers an excellent opportunity to acquire a set of rural farm buildings, with the benefit of planning permission for a total of 8 barn conversions, together with pastureland extending to approximately 19.17 acres (7.75 ha).
The buildings and land will be offered in four lots for sale by public auction (subject to prior sale, reserve and conditions) at 6:30pm on Tuesday 15th July 2025 at The View, Hill Farm Marina, Stratford Road, Wootton Wawen, Warwickshire, B95 6DE (what3words: ///glance.dance.rival).
Introduction - Crackley Farm lies in open countryside to the north of Kenilworth town centre, situated just off the A429 Coventry Road, close to the University of Warwick Campus. The town centre of Kenilworth, with its full range of shops, restaurants and railway station is situated approximately one mile south of the farm, whilst Coventry city centre and the railway station on the Birmingham (New Street) and London (Euston) “West Coast” railway line lies approximately 3 miles north west. The A46 and A45 trunk roads are within easy driving distance, as is the M40 motorway (J15) and M6 (J2). Birmingham International Airport, Railway Station and future HS2 hub are all close by.
Crackley Farm, formerly part of the Warwick Castle estate, was purchased by the late owner’s family in the early 1950s and is now being sold on behalf of the executors in 4 separate lots (not including the farmhouse), as follows:
Lot A (Guide Price: £800,000+) - The Farm Buildings and approximately 2.87 acres (1.16 ha), comprising the farm drive, pastureland to the north and two blocks of farm buildings.
A steel portal framed 5-bay former cattle yard (31m x 23m) under a pitched fibre cement roof, with part Yorkshire boarded gables. This building has the benefit of planning permission for two larger and three smaller dwellings under schedule 2, part 3, class Q W23/1315 dated 10th November 2023, providing 5 units.
Unit 1
Kitchen/living room, utility, two double bedrooms and bathroom
Units 2 and 3
Kitchen/dining and living room, snug, three double bedrooms with bathrooms and mezzanine office/chill-out space
Unit 4
Kitchen/living, utility, two double bedrooms, bathroom
Unit 5
Kitchen/living, utility, study, four double bedrooms, bathrooms
With ample scope to develop an interesting mix of residential conversions set with the backdrop of Crackley Wood nature reserve.
In addition, there is a most attractive range of traditional red brick and tile roofed Warwickshire farm buildings comprising
Large Former ‘Cow House’
Threshing Barn
Stables with loft over
Bull Pen
Cart Lodge
Ancillary Buildings
All situated around a most attractive farm yard with the benefit of planning permission granted for the conversion to three residential dwellings and the erection of a car port, application no. W24/1417 granted on 7th March 2025, providing a total in the 3 units of some 5,317 sq. ft. (394 sq. m.) and providing the following accommodation:
Unit 1
Kitchen, living and dining, office, snug, cloakroom, four bedrooms, bath/shower rooms
Unit 2
Kitchen, living and dining, utility, four double bedrooms with en suites
Unit 3
Kitchen/dining, utility, lounge, four double bedrooms and en suites
Lot B (Guide Price: £60,000+) - 1.96 acres (0.79 ha) of old established permanent pasture, with road frontage to Crackley Lane. This well-fenced parcel of land enjoys access directly off the farm drive, it is gently undulating and backs onto the Crackley Wood nature reserve. This land would be ideal for pony/horse grazing, with excellent access, conveniently situated for Kenilworth town centre and ‘ready to graze’.
Lot C (Guide Price: £175,000+) - 11.38 acres (4.6 ha) of old pastureland. This roughly triangular shaped parcel of land will have the benefit of access over the farm drive and ownership of the driveway continuation to an accommodation bridge over the Kenilworth Greenway. Bounded to the northeast by the aforementioned greenway, the east to the Princess Drive industrial estate and south a brook. The land is divided into two main enclosures and has the benefit of a 5-bay timber pole barn (62ft 6ins x 22ft 6ins), corrugated steel sheet clad, under a monopitch corrugated steel sheet roof
Lot D (Guide Price: £60,000+) - 2.96 acres (1.20 ha) situated to the north of the farm is a single enclosure of old established permanent pasture, enjoying access directly off the farm drive, bounded to the north by the Kenilworth Greenway, the east a continuation of the farm access drive, to the south grass paddocks (being part of Lot A) and to the west, Crackley Wood nature reserve. The parcel is mainly level and on the eastern boundary there exists a timber framed and clad ‘club house’, the property of Kenilworth Riding Club, which is not included in the sale of the land. The field is being sold ‘as is’ and it will be for the purchaser to discuss terms (if necessary) for a continuation of the gymkhana that has been held on the field for many years.
General Information -
Services - Prospective purchasers should make their own enquiries with the appropriate utility companies for the verification as to the availability, or otherwise, of services. It is understood that mains water is connected to the various parcels of land from a meter located on the Coventry Road, which serves cattle troughs in Lot A, Lot C and Lot D (together with the farmhouse). The septic tank to the farmhouse lies within Lot B.
Authorities - Warwickshire County Council ()
Warwick District Council ()
Severn Trent Water ()
National Grid ()
Tenure & Possession - The land and property is freehold, and vacant possession will be given upon completion, scheduled for 28 days after the auction, i.e. Tuesday 12th August 2025 (or earlier by mutual agreement). On the fall of the hammer, the successful purchaser(s) will be required to sign the auction contract and pay a 10% deposit to the vendor’s solicitors (minimum £5,000 per lot), together with an administration fee of £950 plus VAT per lot, to the auctioneers, if the land or property is sold in the room on the night, prior to or post auction.
Tenant Right - There will be no ingoing valuation for UMVs/RMVs and no claim for dilapidations (if any) will be entertained from the purchaser(s).
Rights Of Way & Easements - The land is subject to all rights of way and easements that may exist. It should be noted that a public bridleway crosses the land on a roughly north/south axis along the farm drive.
Boundaries & Timber - All growing timber is included in the sale. The ownership of boundaries (where known) is delineated by an inward facing ‘T’ mark.
Sporting & Mineral Rights - Sporting and mineral rights, where owned, are included in the sale of the freehold.
Uplift Clause/Clawback - The land is being offered for sale with no clawback/uplift clause for development and will therefore be unencumbered by any future restrictions from the vendors.
Planning - Purchasers will be deemed to be aware of the planning status of the property, together with liability for any Community Infrastructure Levy (CIL) payable (£29,701.10) in respect of W/23/1315.
Rural Payments Agency (Rpa) - The land is registered with the Rural Land Register (RLR). The vendors will retain the historic element of the Basic Payment Scheme (BPS). The land has not been entered into a Countryside Stewardship Scheme (CSS) or a Sustainable Farming Initiative scheme (SFI), although (as with all farmland in this area) it is within a Nitrate Vulnerable Zone (NVZ).
Plans - Plans shown are for identification purposes only.
Viewing - The land may be inspected by prospective purchasers in possession of a copy of these sale particulars, during daylight hours only, at their own risk, strictly following prior appointment with the auctioneers, Earles,[use Contact Agent Button].
It is specifically requested that potential purchasers, when viewing, do not disturb the owners/occupiers of neighbouring properties, in particular the farmhouse, all gates must be left as found, no litter left and no dogs whatsoever are allowed on the land as livestock will be grazing thereon.
Vendors' Solicitors - A full auction pack is available from the vendor’s solicitor:
Lodders Solicitors LLP
Glensanda House,
1 Montpellier Parade,
Cheltenham
GL50 1UA
Acting: Ms Lizzie Curnock
[use Contact Agent Button]
Telephone:[use Contact Agent Button]
Directions - From Coventry City Centre and the north east/A45 Fletchamstead Highway (Coventry Bypass) take the A429 Kenilworth Road south west, passing the HS2 works and up the hill into the hamlet of Crackley. Turn into Crackley Lane, where the farm will be found after approximately half a mile, before Crackley Wood, and as indicated by the “Earles” auction sale board.
From Solihull, the M42 and the north west, then take the A452 Birmingham Road, and on entering the outskirts of Kenilworth turn left into Beehive Hill and left again into Upper Spring Lane. At the T-junction turn left onto the A429 Coventry Road and then almost immediately left again into Crackley Lane, where the farm will be found as indicated above.
From the M40 (J15) take the A46 dual carriageway to the Kenilworth turning, left onto the A452. Pass through the town of Kenilworth taking Waverley Road then Priory Road into Bridge Street, at the traffic lights in the centre of the old town, turn right on to the A429 (New Street/Coventry Road) and after approximately ¾ mile turn left into Crackley Lane, and follow the directions as above.
Approximate Postcode: CV8 2JS
What3Words: mobile.galaxy.prefer
Conditions Of Sale - The property will, unless previously withdrawn, be sold subject to the Special and General Conditions of Sale, which have been settled by the vendor’s solicitor. These conditions may be inspected during the usual office hours at the offices of the vendor’s solicitor mentioned in these sales particulars during the five days, exclusive of Saturday and Sunday, immediately before and exclusive of the day of the sale. The conditions may also be inspected in the Sale Room at the time of the sale, but they will not then be read. The purchaser shall be deemed to bid on those terms whether he shall have inspected the Conditions or not.
Money Laundering - Money Laundering Regulations have been introduced by the government, affecting auctioneers, under the Proceeds of Crime Act 2002/Money Laundering Regulations 2007. To comply with this Act, we require all purchasers to pay the deposit by any of the following methods: Bank/Building Society Draft, Personal/Company Cheque. All purchasers will be required to provide proof of both their identity and current address and all parties intending to purchase any property must bring with them the following items: Full UK Passport or Photo Driving Licence (for identification), a recent Utility Bill, Council Tax Bill or Bank Statement (as proof of residential address). These should be presented to the vendor’s solicitor when signing the contract.
Agent's Note - The guide price offers an indication of the price below which the vendor is not willing to sell. It is not necessarily the exact final sale price and is subject to change prior to and up until the day of the auction. Any change in the guide price will reflect a change in the reserve (a figure below which the auctioneer will not be able to sell). The reserve can be expected to be set within the guide range or not more than 10% above a single figure guide (RICS Common Auction Conditions 7th Edition).
Earles is a Trading Style of 'John Earle & Son LLP' Registered in England. Company No: OC326726 for professional work and 'Earles Residential Ltd' Company No: 13260015 Agency & Lettings. Registered Office: Carleton House, 266 - 268 Stratford Road, Shirley, West Midlands, B90 3AD.
The buildings and land will be offered in four lots for sale by public auction (subject to prior sale, reserve and conditions) at 6:30pm on Tuesday 15th July 2025 at The View, Hill Farm Marina, Stratford Road, Wootton Wawen, Warwickshire, B95 6DE (what3words: ///glance.dance.rival).
Introduction - Crackley Farm lies in open countryside to the north of Kenilworth town centre, situated just off the A429 Coventry Road, close to the University of Warwick Campus. The town centre of Kenilworth, with its full range of shops, restaurants and railway station is situated approximately one mile south of the farm, whilst Coventry city centre and the railway station on the Birmingham (New Street) and London (Euston) “West Coast” railway line lies approximately 3 miles north west. The A46 and A45 trunk roads are within easy driving distance, as is the M40 motorway (J15) and M6 (J2). Birmingham International Airport, Railway Station and future HS2 hub are all close by.
Crackley Farm, formerly part of the Warwick Castle estate, was purchased by the late owner’s family in the early 1950s and is now being sold on behalf of the executors in 4 separate lots (not including the farmhouse), as follows:
Lot A (Guide Price: £800,000+) - The Farm Buildings and approximately 2.87 acres (1.16 ha), comprising the farm drive, pastureland to the north and two blocks of farm buildings.
A steel portal framed 5-bay former cattle yard (31m x 23m) under a pitched fibre cement roof, with part Yorkshire boarded gables. This building has the benefit of planning permission for two larger and three smaller dwellings under schedule 2, part 3, class Q W23/1315 dated 10th November 2023, providing 5 units.
Unit 1
Kitchen/living room, utility, two double bedrooms and bathroom
Units 2 and 3
Kitchen/dining and living room, snug, three double bedrooms with bathrooms and mezzanine office/chill-out space
Unit 4
Kitchen/living, utility, two double bedrooms, bathroom
Unit 5
Kitchen/living, utility, study, four double bedrooms, bathrooms
With ample scope to develop an interesting mix of residential conversions set with the backdrop of Crackley Wood nature reserve.
In addition, there is a most attractive range of traditional red brick and tile roofed Warwickshire farm buildings comprising
Large Former ‘Cow House’
Threshing Barn
Stables with loft over
Bull Pen
Cart Lodge
Ancillary Buildings
All situated around a most attractive farm yard with the benefit of planning permission granted for the conversion to three residential dwellings and the erection of a car port, application no. W24/1417 granted on 7th March 2025, providing a total in the 3 units of some 5,317 sq. ft. (394 sq. m.) and providing the following accommodation:
Unit 1
Kitchen, living and dining, office, snug, cloakroom, four bedrooms, bath/shower rooms
Unit 2
Kitchen, living and dining, utility, four double bedrooms with en suites
Unit 3
Kitchen/dining, utility, lounge, four double bedrooms and en suites
Lot B (Guide Price: £60,000+) - 1.96 acres (0.79 ha) of old established permanent pasture, with road frontage to Crackley Lane. This well-fenced parcel of land enjoys access directly off the farm drive, it is gently undulating and backs onto the Crackley Wood nature reserve. This land would be ideal for pony/horse grazing, with excellent access, conveniently situated for Kenilworth town centre and ‘ready to graze’.
Lot C (Guide Price: £175,000+) - 11.38 acres (4.6 ha) of old pastureland. This roughly triangular shaped parcel of land will have the benefit of access over the farm drive and ownership of the driveway continuation to an accommodation bridge over the Kenilworth Greenway. Bounded to the northeast by the aforementioned greenway, the east to the Princess Drive industrial estate and south a brook. The land is divided into two main enclosures and has the benefit of a 5-bay timber pole barn (62ft 6ins x 22ft 6ins), corrugated steel sheet clad, under a monopitch corrugated steel sheet roof
Lot D (Guide Price: £60,000+) - 2.96 acres (1.20 ha) situated to the north of the farm is a single enclosure of old established permanent pasture, enjoying access directly off the farm drive, bounded to the north by the Kenilworth Greenway, the east a continuation of the farm access drive, to the south grass paddocks (being part of Lot A) and to the west, Crackley Wood nature reserve. The parcel is mainly level and on the eastern boundary there exists a timber framed and clad ‘club house’, the property of Kenilworth Riding Club, which is not included in the sale of the land. The field is being sold ‘as is’ and it will be for the purchaser to discuss terms (if necessary) for a continuation of the gymkhana that has been held on the field for many years.
General Information -
Services - Prospective purchasers should make their own enquiries with the appropriate utility companies for the verification as to the availability, or otherwise, of services. It is understood that mains water is connected to the various parcels of land from a meter located on the Coventry Road, which serves cattle troughs in Lot A, Lot C and Lot D (together with the farmhouse). The septic tank to the farmhouse lies within Lot B.
Authorities - Warwickshire County Council ()
Warwick District Council ()
Severn Trent Water ()
National Grid ()
Tenure & Possession - The land and property is freehold, and vacant possession will be given upon completion, scheduled for 28 days after the auction, i.e. Tuesday 12th August 2025 (or earlier by mutual agreement). On the fall of the hammer, the successful purchaser(s) will be required to sign the auction contract and pay a 10% deposit to the vendor’s solicitors (minimum £5,000 per lot), together with an administration fee of £950 plus VAT per lot, to the auctioneers, if the land or property is sold in the room on the night, prior to or post auction.
Tenant Right - There will be no ingoing valuation for UMVs/RMVs and no claim for dilapidations (if any) will be entertained from the purchaser(s).
Rights Of Way & Easements - The land is subject to all rights of way and easements that may exist. It should be noted that a public bridleway crosses the land on a roughly north/south axis along the farm drive.
Boundaries & Timber - All growing timber is included in the sale. The ownership of boundaries (where known) is delineated by an inward facing ‘T’ mark.
Sporting & Mineral Rights - Sporting and mineral rights, where owned, are included in the sale of the freehold.
Uplift Clause/Clawback - The land is being offered for sale with no clawback/uplift clause for development and will therefore be unencumbered by any future restrictions from the vendors.
Planning - Purchasers will be deemed to be aware of the planning status of the property, together with liability for any Community Infrastructure Levy (CIL) payable (£29,701.10) in respect of W/23/1315.
Rural Payments Agency (Rpa) - The land is registered with the Rural Land Register (RLR). The vendors will retain the historic element of the Basic Payment Scheme (BPS). The land has not been entered into a Countryside Stewardship Scheme (CSS) or a Sustainable Farming Initiative scheme (SFI), although (as with all farmland in this area) it is within a Nitrate Vulnerable Zone (NVZ).
Plans - Plans shown are for identification purposes only.
Viewing - The land may be inspected by prospective purchasers in possession of a copy of these sale particulars, during daylight hours only, at their own risk, strictly following prior appointment with the auctioneers, Earles,[use Contact Agent Button].
It is specifically requested that potential purchasers, when viewing, do not disturb the owners/occupiers of neighbouring properties, in particular the farmhouse, all gates must be left as found, no litter left and no dogs whatsoever are allowed on the land as livestock will be grazing thereon.
Vendors' Solicitors - A full auction pack is available from the vendor’s solicitor:
Lodders Solicitors LLP
Glensanda House,
1 Montpellier Parade,
Cheltenham
GL50 1UA
Acting: Ms Lizzie Curnock
[use Contact Agent Button]
Telephone:[use Contact Agent Button]
Directions - From Coventry City Centre and the north east/A45 Fletchamstead Highway (Coventry Bypass) take the A429 Kenilworth Road south west, passing the HS2 works and up the hill into the hamlet of Crackley. Turn into Crackley Lane, where the farm will be found after approximately half a mile, before Crackley Wood, and as indicated by the “Earles” auction sale board.
From Solihull, the M42 and the north west, then take the A452 Birmingham Road, and on entering the outskirts of Kenilworth turn left into Beehive Hill and left again into Upper Spring Lane. At the T-junction turn left onto the A429 Coventry Road and then almost immediately left again into Crackley Lane, where the farm will be found as indicated above.
From the M40 (J15) take the A46 dual carriageway to the Kenilworth turning, left onto the A452. Pass through the town of Kenilworth taking Waverley Road then Priory Road into Bridge Street, at the traffic lights in the centre of the old town, turn right on to the A429 (New Street/Coventry Road) and after approximately ¾ mile turn left into Crackley Lane, and follow the directions as above.
Approximate Postcode: CV8 2JS
What3Words: mobile.galaxy.prefer
Conditions Of Sale - The property will, unless previously withdrawn, be sold subject to the Special and General Conditions of Sale, which have been settled by the vendor’s solicitor. These conditions may be inspected during the usual office hours at the offices of the vendor’s solicitor mentioned in these sales particulars during the five days, exclusive of Saturday and Sunday, immediately before and exclusive of the day of the sale. The conditions may also be inspected in the Sale Room at the time of the sale, but they will not then be read. The purchaser shall be deemed to bid on those terms whether he shall have inspected the Conditions or not.
Money Laundering - Money Laundering Regulations have been introduced by the government, affecting auctioneers, under the Proceeds of Crime Act 2002/Money Laundering Regulations 2007. To comply with this Act, we require all purchasers to pay the deposit by any of the following methods: Bank/Building Society Draft, Personal/Company Cheque. All purchasers will be required to provide proof of both their identity and current address and all parties intending to purchase any property must bring with them the following items: Full UK Passport or Photo Driving Licence (for identification), a recent Utility Bill, Council Tax Bill or Bank Statement (as proof of residential address). These should be presented to the vendor’s solicitor when signing the contract.
Agent's Note - The guide price offers an indication of the price below which the vendor is not willing to sell. It is not necessarily the exact final sale price and is subject to change prior to and up until the day of the auction. Any change in the guide price will reflect a change in the reserve (a figure below which the auctioneer will not be able to sell). The reserve can be expected to be set within the guide range or not more than 10% above a single figure guide (RICS Common Auction Conditions 7th Edition).
Earles is a Trading Style of 'John Earle & Son LLP' Registered in England. Company No: OC326726 for professional work and 'Earles Residential Ltd' Company No: 13260015 Agency & Lettings. Registered Office: Carleton House, 266 - 268 Stratford Road, Shirley, West Midlands, B90 3AD.
Property information from this agent
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About this agent
WHO WE ARE Earles was founded in 1935 by John Reginald Earle and has been a prominent feature on the Henley-in-Arden High Street ever since. Over the years, the business has continued to grow into the firm practicing today, and as we are regulated by the Royal Institution of Chartered Surveyors, our expertise is particularly varied. Strengthened by qualified and professional staff, Earles offer a dedicated and thorough service to our clients. WHERE WE ARE We have been in our current location at 74 High Street (Henley-in-Arden) since 1981. Prior to this, the firm was based in 44A High Street. Our location in Henley-in-Arden offers an excellent central base allowing us to practice from Kenilworth Castle in the East to Chaddesley Corbett in the West. We also have a number of clients in Stratford-upon-Avon, North Gloucestershire and the Cotswolds. MEET THE TEAM At Earles, we have a number of specialist and qualified staff. We have two chartered surveyors as well as an associate who can provide a range of professional services such as valuations, conflict resolution and rural advice. We also have two estate agents that are particularly knowledgeable about the local area and relish the challenge of unusual and unique properties. The management of lettings properties and block developments is undertaken by our property manager and last but not least, we have our in-house accounts department and administrative staff.