Ground floor
• Rock Cottage is built of Hornton stone and was rebuilt on the remnants of two 17th century cottages. Since purchasing the property, the current owners have completed extensive renovation works and have created a stylish and characterful home whilst retaining many period features including exposed beams, elm internal doors, and original fireplaces.
• The front door opens into a welcoming snug with stairs up to the first floor and an inglenook fireplace with hammered steel canopy and cast-iron grate.
• The impressive open-plan kitchen/breakfast room has a range of base and wall units with Quartz and Granite work surfaces, large island, integrated dishwasher and area for an American style fridge/freezer. There is built-in pantry storage and space for a large dining table. This room has elevated views over Horn Hill.
• Leading to the rear garden is a boot/utility room with butler sink, extensive storage and downstairs loo.
• The drawing room has a stone fireplace to one end and French doors opening onto the garden.
• The windows have all been upgraded and are now aluminium double-glazed units.

First floor
• Three bedrooms can be found on the first floor, each with built-in storage.
• Large family bathroom with bath and separate shower.
• Additional shower room.
• Stairs rise from the landing to the second floor loft/storage space with potential to convert to an additional room subject to the relevant permissions being obtained.

Gardens and grounds
• A driveway to the rear of the property provides off-road parking for two cars and access to the useful garage.
• To the front of the property, there is a pretty raised planted garden, on both sides of the steps to the front door, with a mature wisteria that wraps around the house.
• The west-facing main garden is to the rear of the property and is mainly laid to lawn interspersed with fruit trees, floral and shrub borders, a productive well, and a terrace ideal for outdoor entertaining.

Situation
Barford St Michael is situated in picturesque North Oxfordshire countryside in the Swere Valley on the edge of the Cotswolds. The village has a village hall, church, popular village pub ‘The George Inn’ and a thriving community with numerous clubs and activities. A monthly village market in Barford St Michael is a great place to meet local neighbours and enjoy delicious local produce. The nearby highly regarded villages of Deddington and Bloxham offer many amenities including several shops providing for everyday needs, post office, health & community centres, library, hotels and restaurants and a monthly farmers’ market in Deddington. In addition, Daylesford is within a 25-minute drive.

The popular ‘Soho Farmhouse’ is nearby. For primary schooling, the village falls within the catchment area of both Deddington, Bloxham and Great Tew whilst secondary schooling is at The Warriner in Bloxham. The nearby market town of Banbury offers extensive retail, leisure and recreational facilities. Chipping Norton, Oxford, Milton Keynes and Stratford-upon-Avon provide excellent opportunities for theatre, cinema and concerts.

Access to the M40 motorway can be gained at junction 10 or 11 and mainline railway services to London Marylebone are available from nearby Kings Sutton, Banbury and Bicester. Direct trains to London Paddington are available from Charlbury Station (9.6 miles).

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 electricity, water and drainage. Heating via an oil-fired boiler. 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 20/04/2026). Actual service availability at the property or speeds received may be different.

We understand that the property is likely to have current mobile coverage outdoors (data taken from checker.ofcom.org.uk on 20/04/2026). 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
Cherwell 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 0RF
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