1 The Old Farmhouse little rissington gloucestershire

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1 1 The Old Farmhouse little rissington gloucestershire

2 1 The Old Farmhouse Little Rissington, Cheltenham Gloucestershire Bourton-on-the-Water 2 miles, Burford 8 miles, Stow on the Wold 5 miles, Cirencester 16 miles, Cheltenham 19 miles, Oxford 26 miles, Kingham Station 6 miles (London, Paddington 90mins) (All mileages are approximate) A beautifully renovated Grade II Listed Cotswold stone house in the heart of the village. Entrance Lobby 2 spacious Reception Rooms Kitchen/Breakfast Room Cloakroom Master Bedroom Adjoining Bath/Shower Room 2 further Bedrooms Family Bathroom. Courtyard Garden Parking for 2 cars THe property 1 The Old Farmhouse is Grade II Listed of Architectural and Historical interest and dates back to the late 17th Century. This handsome house has been comprehensively renovated throughout to a high standard by the current owner, with stylish fittings which complement lovely period features including Cotswold stone mullioned casement windows, a beautiful sash window with shutters, exposed beams and a large Inglenook styled fireplace. The house was extended to the rear in the late 20th Century and now boasts two very well proportioned reception rooms, an contemporary kitchen/breakfast room and a stunning master suite on the second floor. There is parking for 2 cars to the rear of the house and an easy to manage paved courtyard.

3 Situation and Amenities Little Rissington is a hillside village located in Cotswold Conservation Area with views to the South- West over the Windrush Valley. Formally a working farming community of mainly Cotswold Stone, properties with a 12th Century Parish Church and Village Hall. Everyday facilities including shopping, banking and Doctor s surgeries are available a short drive away in Bourton-on-the-Water, Stow-on-the-Wold and Burford. More extensive shopping, leisure and cultural amenities can be found in Cheltenham, Cirencester and Oxford. Local primary schools can be found in the surrounding villages and higher education in Burford and Bourton-on-the-Water. Other excellent educational facilities can be found in Cheltenham and Oxford. There are theatres in Cheltenham, Oxford, Chipping Norton and Stratford-upon- Avon. Sporting facilities in the area are excellent. There is a Leisure Centre in Bourton on the Water; Racing at Cheltenham, Newbury and Stratford upon Avon; Polo at Cirencester Park. Golf courses in the area include Naunton Down, Burford and Cirencester. Accommodation GROUND FLOOR Part glazed front door to the lane with the distinctive roll-moulded Cotswold stone steps. Reception Room 1 A large attractive fireplace with a wood burner, beam above, exposed Cotswold stone and a limestone hearth. A niche to one side for the television with a cupboard below. T.V. point. A beautiful 12 pane sash window with working shutters. The Cotswold mullioned window has a view over the courtyard. Exposed beams. Wooden staircase to the first floor. Large cupboard below. Reception Room 2 A wealth of exposed ceiling timbers, a Cotswold stone mullioned window overlooking the lane. Shelved alcove with lighting. Cupboards below. T.V. point. Spot lighting. Kitchen/Breakfast Room Attractive kitchen units incorporating 1 ½ bowl ceramic sink unit, induction hob, oven, extractor fan, fridge, freezer, dishwasher and washing machine. Ample wooden worktops with down lighting. Tiled splash backs. Limestone floor with underfloor heating. View over the rear courtyard. New traditional style wooden windows. A delightful wooden pew styled seat which is ideal to use with a farmhouse table. Exposed wooden lintels. Spot lighting. Cloakroom WC, hand basin. Cupboard housing hot water tank.

4 FIRST FLOOR Exposed ceiling beams. Staircase to second floor. Bedroom 3 Cotswold stone mullioned windows overlooking the village. Exposed beams. Deep wardrobe cupboard. Family Bathroom Leaded light Cotswold stone mullioned window overlooking the courtyard. A large bath with a shower and tiled surround. Hand basin with mirror above. WC. Heated towel rail. Spot lighting. Ceramic tiled floor with under floor heating. Bedroom 2 Cotswold mullioned windows, which with the window seat creates a lovely double aspect room with views over the village. Feature fireplace. Beam and exposed Cotswold stone. Wardrobe. Display niche. Exposed ceiling timber and lintels. SECOND FLOOR Master Bedroom A wealth of exposed A frame beams. Leaded light Cotswold mullioned window. Wooden painted tongue and groove panelling at the bed head with lights to both sides. Built in wardrobes. 2 ceiling lights. Bath/Shower Room Cotswold mullioned window, slipper bath with a shower attachment. Walk in tiled shower cubicle with shower rose. Hand basin, WC, heated towel rail, mirror, Ceramic tiled floor with under floor heating. Exposed beams. Feature central light. Spot lighting. Eaves storage cupboard. OUTSIDE The front door is approached off the lane. To the rear of the property there is a raised sandstone paved terrace, which is ideal of out-door entertaining. It is partly enclosed by a low Cotswold stone wall and planters with box hedge. SERVICES Mains water, electricity and drainage. Electric central heating system EVOHOME wireless heating system allows the zoning of each floor and can be operated via the Wifi or by smart phone home and away. Telephone (subject to BT regulations) (No tests to the suitability of services have been carried out and intending purchasers should commission their own tests if required). FIXTURES AND FITTINGS Only those items mentioned in these particulars are included in the sale. All other fixtures and fittings including curtains, garden ornaments and statues are excluded. Some may be available by separate negotiation if required. LOCAL AUTHORITY Cotswold District Council, Trinity Road, Cirencester, Gloucestershire. GL7 1PX. Tel: POSTCODE GL54 2ND

5 Approximate Gross Internal Area sq m / 1901 sq ft Bedroom 4.82 x '10 x 15'7 Dn = Reduced headroom below 1.5m / 5'0 Second Floor Kitchen/ Breakfast Room 4.16 x '8 x 11'5 T Reception x '5 x 11'0 Reception x '10 x 11'3 Up Bedroom 4.78 x '8 x 11'7 Bedroom 3.32 x '11 x 7'9 Up Dn Ground Floor IN Up First Floor FLOORPLANZ Ref: This plan is for layout guidance only. Drawn in accordance with RICS guidelines. Not drawn to scale unless stated. Windows & door openings are approximate. Whilst every care is taken in the preparation of this plan, please check all dimensions, shapes & compass bearings before making any decisions reliant upon them.

6 Viewing Please telephone Butler Sherborn, Stow on the Wold Office T or The London Office T E sophie@butlersherborn.co.uk Directions From the A424 take the turn signed Bourton-on-the-Water and Little Rissington. Follow this road and the signs to Little Rissington. Once in the village, pass at the village hall on the left. 1 The Old Farmhouse is on the right handside. Disclaimer These particulars, including any plan, are a general guide only and do not form any part of any offer or contract. All descriptions, including photographs, dimensions and other details are given in good faith but do not amount to a representation or warranty. They should not be relied upon as statements of fact and anyone interested must satisfy themselves as to their correctness by inspection or otherwise. Neither Butler Sherborn nor the seller accept responsibility for any error that these particulars may contain however caused. Neither the partners or any employees of Butler Sherborn have any authority to make any representation of warranty whatsoever in relation to this property. Bearings are approximate and you should not rely upon them without checking them first. Please discuss with us any aspects which are particularly important to you before travelling to view this property. Photographs and particulars written September Butler Sherborn, Stow-on-the-Wold office: Parklands House, Park Street, Stow-on-the-Wold, Gloucestershire GL54 1AQ T (01451) E sophie@butlersherborn.co.uk