The Walled Garden coates The Walled Garden 1 Manor Farm Road, Coates, Gloucestershire, GL7 6NH

Cirencester 4 miles, 9 miles, Stroud 10 miles, Cheltenham 20 miles Kemble Railway Station 3 miles (London Paddington 85 minutes) (all mileages and times are approximate)

A most delightful four- bedroom detached family home offering open plan, flexible accommodation set within an impressive, well established walled garden on the edge of the popular village of Coates.

• Ground Floor: Covered Porch, Entrance Hall, Open Plan Sitting/Dining Room, Kitchen, Utility Room, Two Ground Floor Double Bedrooms, Bathroom.

• First Floor: Generous Landing with Ample Storage, Two Double Bedrooms, Bathroom, Shower Room.

• Outside: Front Gravelled Driveway with Five Bar Gate, Double Garage, Front Garden, Generous Mature and Private Walled Garden.

For Sale Freehold Viewings Strictly by appointment with Butler Sherborn. If there are any points that are of particular importance, we invite you to discuss them with us before you travel to view the property. Please telephone Butler Sherborn Cirencester Office T 01285 883 740 or The London Office T 0207 839 0888 E [email protected] Accommodation A fabulous architecturally designed house offering flexible accommodation arranged across two floors, all set in the most magnificent well-established walled garden. Of particular note is the 38ft long, open plan reception space with a bank of floor to ceiling glass sliding doors running the full length of the rear of the house. Flooded with natural light and giving access onto the large patio and secluded garden beyond, this is a fantastic entertaining space. In addition, on the ground floor there is a well-appointed kitchen and cosy sitting room area with wood burner, two double bedrooms, a bathroom, and a utility/ boot room with access to the garage. Upstairs, off the landing with plenty of built in storage, there are two further double bedrooms and two bathrooms. Gardens and Grounds To the front of the house is a driveway leading to the garage surrounded by a Cotswold stone wall and front garden with some mature borders. The rear garden is a real delight - completely private and well established with magnificent mature trees, a fruit and vegetable garden, a generous expanse of lawn and various secluded sitting areas. Surrounded by a tall stone wall, the grounds at the rear are incredibly peaceful offering a secure environment for family fun and entertaining. Situation and Location Coates is a popular village located about four miles west of Cirencester and close to Cirencester Park owned by the Bathurst Family. It is the nearest village to the source of the at the Thames Head public house. The nearest railway station is Kemble with direct links to Swindon and London.

The Parish Church of St Matthews dates back to the 13th century. The building has a perpendicular tower, 13th century piscina, Norman font and a Norman doorway. The village has an active social community including several clubs and an active village hall. The Tunnel House Inn can be found just beyond the edge of the village towards Tarlton.

The area is noted for both its private and state schools. Recreational opportunities in the area include Cheltenham Racecourse, polo at Cirencester and Westonbirt, water sports at the Cotswold Water Park, hunting with the VWH and a good availability of golf courses, shooting and equestrian facilities. Services Mains water and electricity. Oil fired boiler serving underfloor heating throughout the ground floor and conventional radiators at first floor level. Private septic tank. No tests to the suitability of Council Tax services have been carried out and intending purchasers should Band G commission their own tests (if required). Directions (Postcode GL7 6NH) Fixtures and Fittings From Cirencester, take the A433 Tetbury road in a westerly Only those items mentioned in these sales particulars are direction. After about 2.8 miles, turn right onto the Trewsbury included in the sale. All other items are specifically excluded, Road, signposted for Coates. Continue for approximately 0.8 as are garden ornaments and statuary (although some may be miles and take the right hand turning, signposted Rural Skills available by separate negotiation if required). Centre. Continue straight, follow the road round to the left and Local Authority take the first right-hand turning onto Manor Farm Road. The property will be on the right-hand side behind the five-bar gate Cotswold District Council, Trinity Road, Cirencester GL7 1PX. and Cotswold stone wall. Tel: 01285 623 000 www.cotswold.gov.uk

Disclaimer 1. These particulars, including any plan, are a general guide only and do not form any part of any offer or contract. All Energy Efficiency Rating 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 guidance only and is not drawn to scale. All dimensions, shapes and compass bearings are approximate Butler Sherborn, Cirencester office: and you should not rely upon them without checking them first. 4. Please discuss with us any aspects which are particularly 43-45 Castle Street, Cirencester important to you before 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 Gloucestershire GL7 1QD informally accepted by the seller. Brochure by wordperfectprint.com

T 01285 883740 E [email protected] Photographs taken: 2018. Particulars written: August 2020. www.butlersherborn.co.uk