A rarely available rural country retreat, offering fabulous countryside views, in a desirable edge of Cotswolds location, with circa 30 acres.

Ground floor
• Well-presented property originally being a Victorian property (with period features) and later extended to create flexible living accommodation
• Entrance hall with quarry tiled floor and adjacent useful boot room/utility room
• Open plan fully fitted kitchen, with an open plan family room and dining area all with fabulous rural views
• A useful garden room/playroom gives access to the gardens
• Accessed from the entrance hall is a separate sitting room with wood burner and also an office/5th bedroom

First floor
• Four bedrooms, accessed via two staircases, from the entrance hall and living area), offering great flexibility
• A superb family bathroom with freestanding bath and shower over
• Family shower room

Gardens and grounds
• Accessed via a private ½ mile driveway, shared with one neighbouring property
• Well maintained gardens surrounding the property with several entertaining areas, to relax, entertain and enjoy the peaceful surroundings
• Fabulous far reaching rural views across several Counties, surrounding the whole property
• The property has great potential to be extended, subject to planning, to create an even more impressive family home

The Land
• Well maintained gently undulating pastureland
• Split into 3 useable enclosures
• Generally all has stockproof fencing
• Potential to create agricultural or equestrian buildings (subject to planning)
• Excellent walking routes and riding from the property

Situation
This property is situated close to the edge of the charming, peaceful north Oxfordshire Conservation village of Epwell on the south Warwickshire borders in the North Cotswolds.
The village has a parish church and a very well regarded restaurant/public house with a wider range of amenities found at Tysoe, the Sibfords and Bloxham. Epwell has a lovely community feel, with a village hall which is well used with various activities taking place throughout the year.
The market towns of Shipston-on-Stour, Chipping Norton and Banbury offer more extensive facilities. Oxford, Warwick, Leamington Spa and Stratford-on-Avon are also all a short journey away.
Local schools include Primary at Sibford Gower, well regarded secondary school at Chipping Norton, a preparatory school St. John's Priory (Banbury), The Croft (Stratford) and private schools at Sibford Quaker School (mixed co-ed), Bloxham (co-ed) and Tudor Hall (girls).
From Banbury there is also a mainline railway station to London Marylebone (around an hour) and Birmingham New Street (under an hour). The M40 Motorway can be accessed at J11 (Banbury) and J12 (Gaydon) for the north.

Fixtures and Fittings
The sale will include all light fittings, curtains and carpets and some of the furniture is available by separate negotiation. Further details on request.

Services
Mains electricity is connected. Heating is via oil. Drainage is via a private septic tank.
Water is provided from a private spring and well, located on the land, and gravity fed to the property and field water tanks. There is also a UV filter system installed.
The broadband is provided by Starlink satellites which provide a good service with top download speeds of 198mbps and upload speeds of 17mbps.

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

Local Authority
Cherwell District Council
Council Tax Band: F

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. The property benefits from an adjoining bridleway which also runs up the main entrance drive.

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 dening the boundaries or the ownership thereof.

Viewings
Strictly by appointment through Fisher German LLP.

Directions
Postcode – OX15 6LL
What 3 words ///Pulps.lengthen.elder