25 EASTLEACH EASTLEACH, GLOUCESTERSHIRE Lechlade 4.5 miles, Fairford 4.5 miles, Burford 6.5 miles, Cirencester 13 miles, Oxford 26 miles, Charlbury Mainline Station 15 miles (London Paddington from 72 minutes) (All mileages and times are approximate)
A CHARMING GRADE II LISTED END OF TERRACE COTTAGE WITH A DELIGHTFUL GARDEN AND SEPARATE ANNEXE, IN A SOUGHT AFTER RURAL COTSWOLD VILLAGE.
Ground Floor: Entrance Porch • Large Reception / Dining Room • Sitting Room • Kitchen • Boiler Room First Floor: Two Double Bedrooms • Bathroom Outside: Studio / Annexe with Shower Room and Galleried Loft • Enclosed Rear Garden with Dining Terrace Stone Store • Storage Shed • Front Garden
Burford Office:2 Lower High Street, Burford, Oxfordshire, OX18 4RR T 01993 822325 E [email protected] www.butlersherborn.co.uk
The London Office:40 St James’s Place, London, SW1A 1NS. T 0207 839 0888 E [email protected] www.tlo.co.uk Annexe Loft
Description 25 Eastleach is a distinctive south facing gabled cottage forming open fire with a pine surround. An arch to one side of the dining one end of a terrace of four properties, converted from Victorian area leads to the galley kitchen, which is fitted with a range of alms houses built in 1871. They occupy an elevated position, cream units with woodblock worktops, a butler’s sink, single reached by steps and set back from the lane by a broad sweep of oven, ceramic hob and overhead extractor. There is space for lawn. Period features include a gabled stone entrance porch with a fridge freezer and space and plumbing for a washing machine original quarry tiled floor, stone mullion windows to the front and a slimline dishwasher. A glazed door opens to the rear aspect and a narrow cross window to the first floor. The alms garden and double doors access the boiler room which also houses were built as single storey dwellings and have particularly houses the pressurised hot water cylinder and is ideal as a drying high ceilings to the ground floor. No 25 was extended into the room. eaves during the late 1980’s to provide two charming bedrooms First Floor and a bathroom and, more recently, the stone outbuilding to the Stairs rise from the main reception room to the first floor landing, rear was converted to provide a useful studio / annexe, ideal as a with a built in wardrobe and access to two double bedrooms, Annexe home office or ancillary accommodation. both with windows to the rear. The family bathroom is situated Accommodation within the gable to the front of the cottage, with tongue and groove panelling, the original narrow cross window and a bath Ground Floor with shower over. A large oak door opens into the porch, with leaded windows to either side and space for coats and boots. A door leads to the Annexe / Studio impressive reception / dining room, which is light and airy with a Formed from an original terraced stone outbuilding situated seating area with a wood burning stove on a stone tiled hearth across a gravel path from the kitchen door, the annexe provides to one end of the room, french doors leading to the garden and a ground floor shower room and work space with a galleried ample space for a large dining table to the rear. Double doors loft area, accessed by a compact alternating step staircase. An lead from the seating area to a cosy sitting room with a pretty external store to one side is ideal for garden equipment. Outside Rights of Way Steps lead from the lane to the front of the property, with a gravel An historic right of way exists for No’s 23 & 24 Eastleach to access centres are Cheltenham, Oxford and Swindon, all of which are path leading to the front door. A bed adjacent to the house is the rear of their properties via the steps and around the path to the within easy daily commuting distance. planted with various shrubs and flowering plants. The front gardens side and rear of No 25 and its outbuilding. It is used occasionally The A40 for access to the M40 at Oxford is about 5 miles to the are predominantly laid to lawn and un-enclosed, to preserve the by No 24 to access their rear garden. The property benefits from north and Junction 15 of the M4 at Swindon is about 16 miles to original character of the row. A pedestrian gate to the side of No vehicular and pedestrian access over the private lane leading from the south. 25 leads to the side and rear garden. Rising up from the rear of the the High Street. property it is extensively laid to lawn and enclosed by mature trees The Cotswolds are renowned for country pursuits and there are and shrubs, making it particularly private. Stone steps lead from Situation and Amenities many enjoyable walks in the area together with an extensive the back of the cottage to a sunny dining terrace with a pergola to Eastleach is one of the prettiest villages in the Cotswolds in an network of footpaths and bridleways with excellent riding. Golf the rear and beds planted with a variety of shrubs and flowering enviable rural location with unspoilt surrounding countryside, courses at Burford and Cirencester; racing at Cheltenham and plants. A wooden storage shed is discreetly situated at the rear of much of it being owned by the Ernest Cook Trust. This charming Stratford-upon- Avon; with theatres at Oxford and Cheltenham. the garden and the oil storage tank, which is adjacent to the gate, village sits astride the River Leach and is characterised by its A variety of water sports are available at the Cotswold Water Park is screened by hedging. lovely period houses and cottages. At the heart of the village is near South Cerney. The Victoria Inn, a popular pub with excellent food. There are Tenure many fine dining venues in the vicinity, including The Swan pub Services Freehold and Thyme Hotel and Spa at Southrop and The Bell at Langford. Mains water, drainage and electricity. Oil fired central heating. Nearby Fairford, Burford and Lechlade have a good range of Electric radiator and hot water to the Annex. Gigaclear super everyday shops and services, with a wider choice at the ancient fast broadband. No tests to the suitability of services have been market town of Cirencester (about 12 miles). The main regional carried out and intending purchasers should commission their own tests (if required). N
= Reduced headroom below 1.5m / 5'0
3.59m x 2.43m Dn 11'9 x 8'0 B T C Kitchen 4.33m x 2.20m 14'2 x 7'3 Bedroom 3.29m x 2.97m 10'10 x 9'9 Annexe - First Floor C 10.1 sq m / 109 sq ft C Bedroom 3.51m x 3.19m Reception / 11'6 x 10'6 Dining Room Dn 7.16m x 4.90m Sitting Room F C 23'6 x 16'1 3.67m x 3.02m 12'0 x 9'11 3.56m x 2.56m Up 11'8 x 8'5
Up
IN Annexe - Ground Floor Ground Floor First Floor 11.8 sq m / 127 sq ft 56.6 sq m / 609 sq ft 36.1 sq m / 388 sq ft (Not Shown In Actual Location / Orientation)
Approximate Gross Internal Area = 92.7 sq m / 997 sq ft Annexe = 21.9 sq m / 236 sq ft Total = 114.6 sq m / 1233 sq ft Illustration for identification purposes only, measurements are approximate, not to scale. (ID779256) Fixtures and Fittings Only those items mentioned in these sales particulars are included in the sale. Other fixtures and fittings, including garden statuary and ornaments, are excluded but may be available by separate negotiation.
Local Authority Cotswold District Council, Trinity Road, Cirencester, GL7 1PX T: 01285 623000 W: cotswold.gov.uk
Council Tax Band C
Viewings Please telephone Katy at Butler Sherborn, Burford Office T 01993 822325 or The London Office T 0207 839 0888. E [email protected]
Directions (Postcode GL7 3NQ) From Burford roundabout take the A361 towards Lechlade. After 2 miles turn left at the Cotswold Wildlife Park, signposted Holwell. Follow the lane, crossing over the first junction and taking the next left. Continue until you reach Eastleach. On reaching the village the property will be found after a short distance on a raised bank on the right hand side. It is accessed via a pedestrian gate and short flight of stone steps to the left of the Almshouses. No 25 is the first house you will reach from this path.
1. These particulars, including any plan, are a general guide only and do not form any part of any offer or what3words: spellings.gourmet.microfilm Disclaimer Energy Efficiency Rating 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 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 77 guidance 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 43 travelling to view this property. 5. Please note that in line with Money Laundering Regulations potential purchasers will be required to provide proof of identification documents no later than where a purchaser’s offer is informally accepted by the seller. Photographs taken: July 2021. Particulars written: July 2021. Brochure by wordperfectprint.com www.butlersherborn.co.uk