Bay Tree House • Bay Tree House Epwell • Oxfordshire

Approximate distances/times: 7.7 miles (London Marylebone about 59 minutes) Shipston-on-Stour 7.8 miles M40 (J11) Banbury 8.5 miles Stratford-upon-Avon 16.7 miles Oxford 28.2 miles

Character and charm abound in village house backing on to open countryside

Sitting room • Dining room • Family room Garden room • Kitchen/breakfast room Utility • WC • Rear hall

Principal bedroom suite Guest bedroom suite • 3 further bedrooms Family bathroom

Summer house • Garden store Gardens and off road parking

EPC = G

YOUR ATTENTION IS DRAWN TO THE IMPORTANT NOTICE ON THE LAST PAGE OF THE TEXT SITUATION • Epwell is situated in rolling north Oxfordshire countryside, in the King’s High (Warwick) and the property is also in the catchment for House has been more recently extended and updated by the current Cotswold Area of Outstanding Natural Beauty and close to the border the Stratford-upon-Avon Grammar Schools. owners and today offers charming accommodation ideal for families with south . Made up predominantly of period stone and entertaining. • Communication is good with intercity train service from Banbury to properties, amenities include the village hall, the parish church of St London/Marylebone (about 59 minutes) and M40 (J11) at Banbury • Reception rooms offer great scope for various uses and include the Anne and Chandler’s Arm’s public house. for the south or (J12) Gaydon for the north. sitting room with wood burning stove, dining room with original • Local facilities including village stores and post office can be found quarry tiles and open fireplace, superb J.R Willoughby garden room • Sporting and cultural activities in the area include golf at and a family room with under floor heating. The spacious kitchen/ in the neighbouring villages of and Tysoe, with more Heath, Rye Hill and Chipping Norton; horse racing at Stratford- extensive retail, recreational and cultural amenities at the market breakfast room has wooden floors, bespoke units and four door upon-Avon, Warwick and Cheltenham; motor-racing at Silverstone; electric Aga. There is a side hall entrance with cloakroom and utility town Shipston-on-Stour or alternatively at the larger the towns of RSC theatre at Stratford-upon-Avon; cinema and indoor sports room. On the first floor is the principal bedroom with en-suite Banbury, Oxford, Warwick, Leamington Spa and Stratford-upon- centres in Banbury. shower room, guest bedroom with open en suite, three further Avon. DESCRIPTION bedrooms and a family bathroom. • Local primary schools can be found nearby at Sibford, • Believed to date back to the mid 1600’s, possibly even earlier, Bay • Landscaped rear gardens are secluded and back on to open and Tysoe, with senior at The Warriner (). Independent Tree House has evolved over the years having thought to have been countryside. With terrace areas optimising sun traps for different schools on the area include:- preparatory at The Croft (Stratford- at one time the village shop for a period. Constructed of local stone times of the day, there is a small pond and apple tree. A summer upon-Avon), Sibford School, St John’s Priory (Banbury), Carrdus beneath a pitched part cedar shingle, part slate roof, the property house provides a sheltered spot from which to purvey the garden and (Overthorpe), Winchester House (Brackley); with senior independent is not listed. Retaining many period features including Inglenook views beyond and there is also a handy garden store. There is gravel at Sibford School, Tudor Hall Girls (Bloxham), Bloxham School, fireplace with open fire, window seats and exposed timbers, Bay Tree area of off road parking to the side of the property. Bay Tree House SERVICES Approximate Gross Internal Area Mains drainage, water and electricity. Part electric heating & Total: 2,744 sq ft (255 sq.m) immersion hot water imminently being replaced with new oil

For identification only - Not to scale fired boiler. Under floor heating in extended areas. COUNCIL TAX Band F POSTCODE OX15 6LF TENURE Freehold LOCAL AUTHORITIES Council – 01295 252535 FIXTURES AND FITTINGS Those items mentioned in these sale particulars are included in the freehold sale. All other fixtures, fittings and furnishings Ground Floor First Floor including carpets, curtains, light fittings and garden statuary are expressly excluded. Certain such items may be available by separate negotiation. Further information should be obtained from the selling agents. Directions From Banbury take the B4035 towards Shipston-on-Stour, turning right as sign posted to and . Proceed through these two villages following signs to Epwell. On entering the village on the Sibford Road, turn right as signed “Epwell Village, no through traffic”. At the junction with the letter box and village hall opposite you, take the right turn down the lane and over the ford. Bay Tree House can be found a short distance along Back Lane on the right. VIEWINGS By appointment with Savills. Prior to making an appointment to view, Savills strongly recommend that you discuss any particular 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. IMPORTANT NOTICE Savills, their clients and any joint agents give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. These particulars do not form part of any offer or 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 are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building Savills regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy epc to follow 36 South Bar themselves by inspection or otherwise. Banbury Details Prepared: April 2015. Photography taken: April 2015. OXON OX16 9AE Tel: 01295 228010

Fax: 01295 228001 Kingfisher Print & Design 01803 867087