Earby House lower oddington gloucestershire Earby House Lower Oddington, Gloucestershire

Cheltenham 18 miles, Cirencester 19 miles, Burford 9 miles, London 85 miles: Rail Stations to London Paddington: Kingham Station 3 miles (approx 90 minutes) (All Distances and times approximate)

A deceptively spacious Cotswold house in the heart of a sought-after village

• Sitting/Dining Room with • Family bathroom wood burner • Home spa room and laundry • Fitted kitchen/Breakfast • Cellar room • Spacious adjoining garage/ • Shower room Boot room/Store • Master bedroom with • Low maintenance courtyard adjoining shower room garden • 2 Further double bedrooms • Study/Dressing room/ bedroom 4

SITUATION & AMENITIES Lower Oddington is a sought-after Cotswold village, being in a Conservation Area and Area of Outstanding Natural Beauty. It comprises mainly of traditional stone houses scattered along country lanes with two excellent pubs, The Fox and The Horse and Groom, and a particularly active village hall offering a range of activities and classes. Situated at the end of Church Lane is the historic 11th Century Church of St. Nicholas which holds candlelit services. The area is ideal for keen walkers with easy access to many beautiful walks through the Cotswold countryside. The towns of Stow-on-the-Wold, Burford and Cheltenham are 3, 8 and 20 miles distance respectively and provide shopping, banking, restaurant and social activities. Trains run from Kingham station (3 miles distance) to London Paddington. Theatres at Oxford, Cheltenham and Stratford-upon-Avon. Racing at Cheltenham, Warwick and Stratford-upon-Avon. Golf at Burford, Lyneham and Naunton Downs. The famous Daylesford Organic is just a short walk across country from your front door. There are excellent educational facilities in the area, including the Cotswold School, with further schooling in Oxford and Cheltenham.

DESCRIPTION With its distinctive frontage, constructed of Cotswold stone and brick, Earby House is an excellent family property which is attached on one side and was formerly The Old Post Office and village shop. This light and deceptively spacious house has flexible accommodation. Arranged over three floors, with the use of a cellar and adjoining garage, the house has ample storage space while keeping a homely feel. Outside, the house is complimented by a low maintenance south facing walled courtyard garden, perfect for a table and chairs. An ideal lock up and leave, super for entertaining with a generous sitting room, large kitchen and its good village with easy access to Daylesford Farm shop by foot or car, Kingham Station for weekend users and could easily be a good income generating holiday let as there are so many bedrooms.

ACCOMMODATION GROUND FLOOR Wooden front door opens to an Entrance Hall. Stairs to the first floor and cupboard below. Sitting/Dining Room Cotswold Stone fireplace with a wood burner as a focal point. Wooden floor. Built in wooden seat in the dining area. Book shelves. Kitchen/Breakfast Room Range of cupboards and drawers, with built in ovens, hob with extractor fan above, one and a half bowl sink, dishwasher, fridge and a freezer. There is space for a breakfast table and chairs. Spot lighting. Glazed door to garden area. Shower Room Tiled shower cubicle. Heated towel rail, WC and hand basin. Cellar A painted curved stone ceiling, perfect for a playroom/snug/media room/wine cellar. Radiator. Garage Concertina exterior wooden doors. Ideal as a boot room and storage. Space and plumbing for washing machine and tumble dryer.

FIRST FLOOR Landing Airing cupboard. Access to roof space. (not inspected). Skylight. Master Bedroom Double aspect windows looking onto the lane. Exposed beams. Newly fitted adjoiningShower Room Tiled shower cubicle, hand basin, heated towel rail, WC and display shelves. Family Bathroom Corner bath, tiled shower cubicle, heated towel rail, hand basin and WC. Built in cupboards and exposed beam. Home Spa/Laundry Room with spa styled corner bath, wooden sauna, shelved cupboard. Heated towel rail. Skylight. Bedroom 2 A double bedroom overlooking the lane. Good ceiling height. Bedroom 3 Double bedroom overlooking the lane with access to roof space (not inspected). Study/Dressing Room/Bedroom 4.

OUTSIDE The garden is a south facing, fully enclosed walled courtyard. Oil tank. Parking can be easily be found on the lane.

FIXTURES AND FITTINGS Only those items mentioned in these particulars are included in the sale. All other fixtures, fittings and contents are available by separate negotiation. SERVICES Mains gas, water, electricity and drainage. (No tests as to the suitability Kitchen // Sauna of services have been carried out and intending purchasers should Sauna commission their own tests if required). Breakfast Room Room 5.50 xx 3.383.38 = Reduced head height below 1.5m 18'1 xx 11'111'1 LOCAL AUTHORITIES Up

Cotswold District Council Trinity Road Cirencester, Gloucestershire. Up Telephone: 01285 623 000 Up T Dining AreaArea Dn Dn COUNCIL TAX BAND - D Bedroom 33 Up Up 3.11 xx 2.832.83 Dn Dn 10'2 x 9'3 DIRECTIONS (GL54 0UP) 6.04 xx 4.174.17 10'2 x 9'3 From Stow on the Wold take the A436 towards Chipping Norton. 19'10 xx 13'813'8 Up After about 3 miles take the right turn signposted Lower Oddington. At the triangle turn left. Turn right into the lane between the cottages Boot Room // GarageGarage Sitting Room Room sign posted for the 11th Century Church, St Nicholas. Earby is the Up 4.47 xx 3.823.82 Bedroom 22 Study / / Master BedroomBedroom corner house on the left. 14'8 xx 12'612'6 4.25 xx 3.293.29 5.54 xx 3.183.18 13'11 xx 10'1010'10 Bedroom Up 2.95 xx 2.452.45 18'2 xx 10'510'5

B 9'8 xx 8'08'0

IN Ground Floor First Floor

Up Energy Efficiency Rating

Approximate Gross Internal Area = 165.1 sq m / 1777 sq ft (Including Garage) Cellar // PlayroomPlayroom 79 4.11 xx 3.273.27 13'6 xx 10'910'9 Basement = 13.3 sq m / 143 sq ft Total = 178.4 sq m / 1920 sq ft 53

Basement

DISCLAIMER 1. 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. 2. Neither Butler Sherborn LLP, nor the seller, accepts responsibility for any error that these particulars may contain however caused. Neither the Butler Sherborn, Stow-on-the-Wold office: partners, nor any employees of Butler Sherborn LLP have any authority to make any representation or warranty whatsoever in relation to this property. 3. Any plan is for layout guidance Parklands House, Park Street, Stow-on-the-Wold only and is not drawn to scale. All dimensions, shapes and compass bearings are approximate and you should not rely upon them without checking them first. 4. Please discuss with us any aspects which are particularly important to you before travelling to view this property. 5. Please note that in line with Money Laundering Regulations potential purchasers will be Gloucestershire GL54 1AQ required to provide proof of identification documents no later than where a purchaser’s offer is informally accepted by the seller. T 01451 830731 E [email protected] Photographs taken: February 2019. Particulars written: February 2019. www.butlersherborn.co.uk