established 200 years

SHILLINGS Southrop, Nr Lechlade DIRECTIONS Cheltenham, Oxford and Swindon are all within easy travelling distance. There Lechlade 3 miles, Fairford 3 miles, Burford 7 miles, From Cirencester take the A417 to Fairford. Proceed through Fairford and is an excellent village primary school with secondary schooling in Fairford and take the left hand turn signposted Southrop. Proceed in to the village and take a range of private schools including Cokethorpe, Hatherop Castle, Rendcomb Cirencester 12 miles, Oxford 25 miles the right hand turn signposted Lechlade. Shillings will be found shortly set and St. Hugh's, all within a reasonable distance. The surrounding Cotswolds back on the left hand side. provides for a wealth of Rural leisure pursuits.

From Burford take the A361 to Lechlade. Shortly after the turning for Carterton DESCRIPTION Shillings and Filkins, take the right hand turn signposted Southrop. Proceed into the Shillings is a well presented and substantial detached village house much village passing the Swan and take the left hand turn signposted to Lechlade improved and extended to provide spacious, light contemporary living Southrop and follow as above. accommodation arranged over two floors with wide reception hall, fitted kitchen/breakfast room, a large dual aspect sitting room with open fire, an Nr Lechlade LOCATION interconnecting dining room and garden room, and a useful ground floor office Shillings is situated on the edge of Southrop, a sought after Cotswold village that could provide a sixth bedroom if need be, with adjoining cloakroom. On Gloucestershire lying between the market towns of Fairford, Burford and Lechlade. The village the first floor there is a fine master bedroom with en suite shower room and is centred around the popular village pub 'The Swan at Southrop' with St. french doors with a Juliet balcony taking advantage of the fine views. There GL7 3QA Peter's Church, a village hall, Jubilee sports field and a weekly community are four further bedrooms and a family bathroom. The property has an in and shop. Shops and facilities providing everyday requirements can be found in out drive, with garage to the side and a mature garden to the rear, all taking A BESPOKE DETACHED VILLAGE HOUSE WITH Fairford, Lechlade and Burford while the area's larger centres of Cirencester, advantage of the excellent position and lovely views. EXTENSIVE AND FLEXIBLE ACCOMMODATION, A MATURE GARDEN AND FINE VIEWS OVER ADJOINING PADDOCK LAND TO THE COUNTRYSIDE BEYOND.

• Detached Village House • Open Plan reception space • Fitted Kitchen/Breakfast Room • Sitting Room with Open Fire • Dining Room and Garden Room • Ground Floor Office / Bedroom 6 • Master Bedroom with En Suite • 4 Further Bedrooms & Bathroom • In and Out Drive and Garage • Mature Gardens and Terrace

Guide price £595,000 VIEWING Strictly by prior appointment through

Tel: 01451 820913 Gabled Entrance Porch, with solid Oak door with glazed insert and outside Cloakroom Bedroom 2 light, lead via a glazed panelled door to the With low level WC and wall mounted wash hand basin. Part painted panelled With double glazed casement windows to side and front elevations. Vanity unit walls Double glazed casement window to rear elevation. Built in cupboards. with kidney shaped wash hand basin. Built in cupboard with hanging rail and Reception Hall From the hall, stairs with timber balustrade and hand rail rise to the access to additional eaves storage. With double glazed casement window to front elevation, below stairs cloaks cupboard, stairs to first floor and a pair of glazed timber doors to Family Bathroom With timber styled ceramic floor, wide bath with central chrome mixer tap, tiled Kitchen/Breakfast Room bath panel. Separate walk-in shower cubicle. Low level WC and built in oval With a bespoke fitted kitchen comprising a marble worktop with inset basin, wash hand basin. Tiled floor. Built in shelving. with drainer and mixer tap, 4 ring halogen hob, with built in double oven and grill below, extractor over and range of eye level cupboards. Range of below Bedroom 3 work surface cupboards and drawers. Separate breakfast bar. Further With double glazed casement window to front elevation and built in cupboards matching work surface with sink unit and mixer tap, built in cupboards below and shelving. and space and plumbing for washing machine and dishwasher. Space and plumbing for an American style fridge freezer. Further matching dresser unit housing the oil fired central heating boiler. Tiled floor. Double glazed door to Bedroom 4 side elevation. Recessed ceiling spotlighting. With double glazed window to front elevation From the hall, a pair of glazed timber doors lead to the Bedroom 5 With double glazed casement window overlooking the rear garden.

First Floor Landing With access to roof space, 3 wall light points, airing cupboard with foam lagged hot water cylinder, pine slatted shelving and folding timber door. Double glazed casement window to rear elevation. Doors to

Sitting Room Which may also be approached via a separate door from the hall, with an open fireplace with cut stone surround, mantle and hearth, with double glazed Outside casement windows to front elevation, recess and timber framed picture Shillings is approached via an in and out drive with 5 bar timber gates and a window and separate double timber framed arched glazed doors to the gravelled driveway with semi circular front lawn, with mature shrubs. The gravelled drive continuing to the side of the house and in turn to the simple Dining Room SINGLE GARAGE with separate pedestrian door. There is access to either With wide double glazed french doors with glazed panels to either side to the side of the house, leading to a wide paved terrace immediately to the rear of rear terrace and garden. Limestone flooring, with under floor heating and the house and accessed from either the garden room or dining room, with a archway interconnecting with the pathway leading down the side of the garden to a detached storage shed. The garden is laid mainly to lawn and enjoys views over adjoining paddock land to Garden Room the countryside beyond. With double glazed casements and double glazed french doors to the terrace and garden, continuation of the limestone flooring. 8 Wall light points. From SERVICES the sitting room, solid timber door to Mains Electricity and Water. Private Drainage System. Oil Fired Central Master Bedroom 1 Heating With double glazed french doors and Juliet balcony overlooking the rear Rear Hall garden and views, 2 feature spiral chrome radiators, Velux roof light and With double glazed casement window to the rear garden. Timber door to COUNCIL TAX timber door to Band 'F' - Rates Payable for 2015/2016: £2112.00 Office/Ground Floor Bedroom En Suite Shower Room LOCAL AUTHORITY With double glazed casement window to front elevation and providing a With tiled floor, deep shower cubicle with fixed glazed panel, large shower potential ground floor bedroom or office as required. From the rear hall, timber Cotswold District Council, Trinity Road, Cirencester, Gloucester, GL7 1PT rose, low level WC and pedestal wash hand basin. Chrome heated towel rail, T: (01285) 623000 door to adjoining velux roof light. From the landing door to Energy Performance Certificate

Shillings, Southrop, LECHLADE, GL7 3QA Dwelling type: Detached bungalow Reference number: 0967-2877-6346-9995-1531 Date of assessment: 13 April 2015 Type of assessment: RdSAP, existing dwelling Date of certificate: 14 April 2015 Total floor area: 198 m² Use this document to: • Compare current ratings of properties to see which properties are more energy efficient • Find out how you can save energy and money by installing improvement measures Estimated energy costs of dwelling for 3 years: £ 7,353 Over 3 years you could save £ 2,394

Estimated energy costs of this home Current costs Potential costs Potential future savings Lighting £ 306 over 3 years £ 306 over 3 years Heating £ 6,438 over 3 years £ 4,338 over 3 years You could Hot Water £ 609 over 3 years £ 315 over 3 years save £ 2,394 Totals £ 7,353 £ 4,959 over 3 years These figures show how much the average household would spend in this property for heating, lighting and hot water. This excludes energy use for running appliances like TVs, computers and cookers, and any electricity generated by microgeneration. Energy Efficiency Rating

The graph shows the current energy efficiency of your home.

The higher the rating the lower your fuel bills are likely to be.

The potential rating shows the effect of undertaking the recommendations on page 4.

The average energy efficiency rating for a dwelling in England and Wales is band D (rating 60).

Top actions you can take to save money and make your home more efficient Typical savings Available with Recommended measures Indicative cost over 3 years Green Deal 1 Room-in-roof insulation £1,500 - £2,700 £ 810 2 Cavity wall insulation £500 - £1,500 £ 774 3 Floor insulation (solid floor) £4,000 - £6,000 £ 393

See page 4 for a full list of recommendations for this property. To find out more about the recommended measures and other actions you could take today to save money, visit www.direct.gov.uk/savingenergy or call 0300 123 1234 (standard national rate). The Green Deal may allow you to make your home warmer and cheaper to run at no up-front cost.

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Tayler & Fletcher and any Joint agents for themselves and for the Vendors of the property whose Agents they are, give notice that (i) These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract (ii) No person in the employment of or agent of or consultant to Messrs Tayler & Fletcher has any authority to make or give any representation or warranty whatsoever in relation to this property (iii) Measurements, areas and distances are approximate, Floor plans and photographs are for guidance purposes only and dimensions shapes and precise locations may differ (iv) It must not to be assumed that the property has all the required planning or building regulation consents. A list of the partners of Tayler & Fletcher LLP is available at each Tayler & Fletcher Office. taylerandfletcher.co.uk London House, High Street, Bourton-on-the-Water, Gloucestershire, GL54 2AP T 01451 820913