Grafton WESTCOTE BARTON • Grafton WESTCOTE BARTON • OXFORDSHIRE

An Attractive stone property with landscaped garden in desirable North Oxfordshire village

Approximate distances: Woodstock 7 miles • 10 miles (Bicester North/London Marylebone from 46 mins) M40 (J9) 8 miles • 11 miles 9 miles

Kitchen/breakfast room • dining room • sitting room cloakroom • 5 bedrooms • 2 en suite shower room • separate w.c. Double garage and work shop with store room above landscaped gardens • off street parking In all approx. 0.3 acres SITUATION is a hamlet, situated next to Middle Barton which is the largest of the three Bartons, which also includes . It is set in the midst of the gentle undulating countryside of North Oxfordshire. Middle Barton has a primary school and two parish churches and other amenities including a village shop, post office and two public houses. Communication links are good, with junction 10 of the M40 only 8.5 miles away approximately and mainline train stations at Lower Heyford for London Paddington, and Bicester North for London Marleybone (approximate journey time is one hour). Both stations connect to fast services to Birmingham and beyond. There are bus services from the village to Oxford and Oxford Parkway train station, Woodstock and and the surrounding villages. For those wishing to enjoy the immediate surrounds, there are lovely countryside walks along the River Dorn and nearby footpaths and bridleways. Soho Farmhouse, Country Club, 4 miles. DESCRIPTION Grafton is a Grade II listed property, built of stone, which has been in the same ownership for the past 42 years. Situated on the edge of the village it offers five bedrooms, two en suites, shower room, kitchen, cloakroom, two reception rooms, cellar, double garage and workshop with store room above, large garden approx. 0.3 acres, driveway and parking for several cars off road. The property has had modifications over the years, and still retains many of its original features including a fireplace in the sitting room and exposed beams throughout. The kitchen has shaker style wall and base units with Neff electric oven and induction hob, built in Neff dishwasher and washing machine. The cellar has been converted into a useable room, currently used for storage. The dining room was originally a barn, has wooden floorboards and glass doors leading to the outside patio area. There is a set of stairs leading up to the first floor bedroom two and shower room, a useful room separate from the other bedrooms, for an au pair or B and B. The sitting room looks out over the very pretty garden with fireplace and wooden floor boards. Access to the garden through the front porch. On the first floor are three further bedrooms and family shower room. On the second floor is an open plan bedroom with shower room facilities. Outside there is a south west facing patio area immediately adjacent to the house, ideal for outside entertaining and barbeques. A small pedestrian gateway leads the way along the garden path to the beautiful landscaped garden and large lawn enclosed by hedging and fencing, making an ideal play space for children and animals. The double garage and workshop with store room above was built in 1996. This a stone detached building has a very useful storage space above. This is accessed by separate outside stone steps. There is plenty of room for off road parking on the gravel driveway. This property would make an ideal family home or for those looking for the chocolate box bolt hole in the country! GRAFTON DIRECTIONS Approximate Gross Internal Area: From Banbury take the A361 towards oxford. Main House: 190.1 sq.m. / 2046 sq.ft. Drive through Adderbury and Deddington. At Cellar: 15.8 sq.m. / 170 sq.ft. Hopcrofts Holt turn right at the traffic lights onto Garage: 86.1 sq.m. / 927 sq.ft. B4030 just past the petrol station towards The Total: 292 sq.m. / 3143 sq.ft. Bartons. Drive through Middle Barton. Turn Right towards Sandford St Martin. The property can be found on the left hand side. SERVICES Mains water, electricity and drainage and septic tank. Oil fired central heating. BT connected subject to the usual transfer regulations.

DISTRICT COUNCIL: District Council Tel: 01993 861000 POSTCODE: OX7 7AD TENURE: FREEHOLD VIEWINGS Second Floor By appointment with Savills. Prior to making an appointment to view, Savills strongly recommend that you discuss any particular Garage First Floor points which are likely to affect your interest in the property with a member of Savills’ staff who has seen the property in order that you do not make a wasted journey. FIXTURES AND FITTINGS Those items mentioned in these sale particulars are included in the freehold sale. All other fixtures, fittings and furnishings i.e. carpets, curtains and light fittings, are Cellar Ground Floor First Floor Garage Ground Floor expressly excluded. Certain such items may be available by separate negotiation. Further information should be obtained from the selling agents.

IMPORTANT NOTICE: SAVILLS BANBURY Savills, their clients and any joint agents give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on 36 South Bar, their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or Banbury, contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and Oxfordshire, OX16 9AE are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment 01295 228 000 or facilities. Purchasers must satisfy themselves by inspection or otherwise. BROCHUREREF Kingfisher Print and Design Ltd. 01803 867087. [email protected]