established 200 years

MAPLESTONE HOUSE Fyfield, Nr Eastleach LOCATION excellent walking and riding and the region offers a Lechlade 3.5 miles, Burford 7 miles, Charlbury Fyfield is a lovely rural hamlet set between the popular Cotswold comprehensive range of sporting and cultural activities. (Station) 16 miles), Oxford 24 miles villages of Southrop and Eastleach, which provide excellent pubs, The Swan and The Victoria, village halls, and the churches DESCRIPTION of St Andrews in Eastleach and St Peters in Southrop. Southrop Maplestone House comprises a detached Cotswold stone house Maplestone House also has a popular Church of England Primary School and the set in just over half an acre of gardens and grounds on the edge Thyme Hotel, Restaurant & cookery school. A range of shopping of the pretty rural hamlet of Fyfield, between the villages of Fyfield facilities can be found in nearby Lechlade (3.5 miles), Burford (7 Eastleach and Southrop. The property has been extensively miles) and Fairford (4 miles) (which also provide secondary renovated by the current owners and offers considerable Nr Eastleach schooling) while the regions major centres of Cirencester, potential for further extension and or alteration if desired subject Gloucestershire Cheltenham, Oxford and Swindon are all within easy travelling to any necessary consents. The accommodation comprises a distance. There are a wide range of private schools in the area central hall and sitting room with Oak floors and open fire, and GL7 3NT including Hatherop Castle, St Hugh's, Carswell and the Oxford an aga kitchen / dining room with stone floor. There is a further and Cheltenham based prep and public schools. There are store / boiler room to the side. On the first floor there are two A BEAUTIFULLY PRESENTED PERIOD mainline rail services from Kemble (14 miles), Swindon (12 double bedrooms with Oak floors and a family bathroom. COTSWOLD STONE HOUSE SET IN JUST OVER miles) and Charlbury (16 miles). The immediate area provides HALF AN ACRE ON THE EDGE OF A RURAL HAMLET AND OFFERING GREAT POTENTIAL FOR FURTHER EXTENSION / ALTERATION SUBJECT TO ANY NECESSARY CONSENTS.

• Detached Cotswold Stone House • Rural Hamlet Setting • Fine Southerly Aspect • Just over 1/2 an acre • Detached double garage with potential office/annexe • 2 Double Bedrooms • Aga Kitchen / Dining Room • Sitting Room • Parking & Gardens

Guide price £715,000 VIEWING Strictly by prior appointment through

Tel: 01451 820913 All the bedrooms and reception rooms enjoy the lovely southerly and timber door to: Outside aspect to the front of the property. Set separately to the side of Maplestone House is approached from a "no through" lane via a the property is a recently constructed and substantial detached Lean-to Store / boiler room path to the front door, with a separate driveway to the side. The double garage with stairs and potential accommodation over and With oil fired central heating boiler, water softener and gardens and grounds surround the property with a wide the property sits centrally within a large garden, extending in total pressurised hot water cylinder, exposed beams and separate herbaceous border and lawned area to the front of the house to just over half an acre. door to front of the cottage. From the Entrance Hall painted with the driveway to one side which in turn leads to a substantial timber door to: DETACHED COTSWOLD STONE DOUBLE GARAGE with a DIRECTIONS pair of double doors, with recess to one side with space and From Burford (A40) take the A361 towards Lechlade. After Sitting Room plumbing for washing machine and dryer, a further pair of double approximately 5.5 miles, take the right hand turn signposted With continuation of the Oak floor, wide casement window to doors interconnects to the rear garden providing vehicular Southrop, Fyfield. Shortly before entering Southrop, turn right front elevation, open fireplace with painted outer surround and access if desired. A staircase to the side rises to the First Floor signposted Eastleach and Fyfield. After a short distance take the mantle with stone hearth and vent. Exposed timber beams and with two velux roof lights to rear elevation and recessed ceiling first left, and Maplestone House will be found immediately on the radiator, From the Hall, timber staircase with painted timber spot lights and with central heating connected to the boiler of the right hand side. hand rail rise to the: main residence. From Lechlade take the A361 towards Burford. Shortly after passing the right hand turn for Little Faringdon, take the left hand First Floor Landing Set to the rear of the house and garage is the extensive rear signposted Southrop 2, Fyfield 2. At the next T Junction turn left With oak floor, casement window to front elevation, exposed garden with a variety of separate wild flower areas interspersed and after a short distance take the right hand turn signposted timber purlin and painted timber door to: with grass paths between, a vegetable garden and a recessed Eastleach and Fyfield. Take the next turn and Maplestone gravelled terrace with sleeper retaining walls. Set to the corner House will be found immediately on the right hand side. Master Bedroom 1 is a detached summer house positioned to take full advantage of With exposed timber purlins and open to the eaves with wide the afternoon sun. Adjacent to the garage is a detached garden casement window to front elevation, two wall light points, ornate store with casement window and timber elevations under a The accommodation is arranged as follows: Stable front door radiator. From the Landing painted timber door to: pitched slate felt roof. The garden is bordered partly by clipped with glazed upper panels and outside light lead to the: beech and deciduous hedging and partly by wattle fencing with a low Cotswold stone wall to the front. There is an ornamental Hall water feature to one side. With Oak floor, mat well and painted timber door to below stairs storage cupboard with tiled floor and archway connecting through to the:

Bathroom With roll top bath with mixer tap and hand set shower attachment, casement window to rear elevation, heated towel rail, pedestal wash hand basin and low level w.c with timber SERVICES seat. Access to roof space. From the Landing painted timber Mains Electricity, Water and Drainage are connected. Oil Fired door to: Central Heating Kitchen/Dining Room With original flagstone floor with casement window to front Bedroom 2 LOCAL AUTHORITY elevation, beamed ceiling, two oven oil fired Aga with built in With extensive built-in wardrobes, timber floor, decorative cast Cotswold District Council, Trinity Road, Cirencester, Glos.GL7 cupboards to either side and timber worktop and recessed iron open fireplace with painted timber mantle and wide 1PX (Tel: 01285 623000) ceiling spot lighting and display shelving over, Belfast sink with casement window to front elevation, ornate radiator. timber work top and built in cupboards and drawers below, range COUNCIL TAX of eye level cupboards, display niche. From the Kitchen archway Band 'C'. Rate payable for 2018 / 2019 £1442.27 Energy Performance Certificate

Maplestone House, Fyfield, LECHLADE, GL7 3NT Dwelling type: Detached house Reference number: 0856-2861-7821-9498-6675 Date of assessment: 19 February 2018 Type of assessment: RdSAP, existing dwelling Date of certificate: 21 February 2018 Total floor area: 108 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: £ 4,242 Over 3 years you could save £ 2,466

Estimated energy costs of this home Current costs Potential costs Potential future savings Lighting £ 411 over 3 years £ 207 over 3 years Heating £ 3,426 over 3 years £ 1,320 over 3 years You could Hot Water £ 405 over 3 years £ 249 over 3 years save £ 2,466 Totals £ 4,242 £ 1,776 over 3 years These figures show how much the average household would spend in this property for heating, lighting and hot water and is not based on energy used by individual households. This excludes energy use for running appliances like TVs, computers and cookers, and 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 3.

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

The EPC rating shown here is based on standard assumptions about occupancy and energy use and may not reflect how energy is consumed by individual occupants.

Top actions you can take to save money and make your home more efficient Typical savings Recommended measures Indicative cost over 3 years 1 Room-in-roof insulation £1,500 - £2,700 £ 861 2 Internal or external wall insulation £4,000 - £14,000 £ 750 3 Floor insulation (solid floor) £4,000 - £6,000 £ 201

See page 3 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.gov.uk/energy-grants-calculator or call 0300 123 1234 (standard national rate). The Green Deal may enable you to make your home warmer and cheaper to run.

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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