DISCRIPTION
This imposing detached family home has been cleverly extended and improved over recent years and now has a perfectly legitimate claim to be the best home in Upper Rissington. It boasts a generous plot, fantastic views and circa 2700 sq ft of well planned and highly versatile living accommodation. The ground floor comprises entrance hall, cloakroom, kitchen/dining room, sitting room with feature fire place and log burning stove, formal dining room, family room, garden room with double height ceiling and oak beams, utility/boot room and bedroom 5 with en suite bathroom. The first floor comprises landing, master bedroom suite with substantial en suite bathroom, guest bedroom with en suite bathroom, family bathroom and two further double bedrooms. Externally the property occupies a generous plot which adjoins open fields and is totally private at the rear. It is fronted by a feature Cotswold stone wall and is beautifully set back off the road. This house is bathed in sunshine from morning to night, with sunshine abundant in the south facing gardens. These landscaped gardens to the front, side and rear have been lovingly tended and extensively planted to ensure year round colour, featuring many mature trees and a good variety of shrubs. There is plentiful off road driveway parking for multiple vehicles as well as outbuildings for storage.


Bourton-on-the-Water 4 miles / Stow on the Wold 4.5 miles / Kingham (London-Paddington) 6 miles / Burford 8 miles / Moreton-in-the-Marsh (London-Paddington) 9 miles / Daylesford Organic 10 miles / Chipping Norton 11 miles / Witney 16 miles / Cheltenham 19 miles / Cirencester 19 miles / Soho Farmhouse 22 miles / Oxford 28 miles / Swindon 28 miles (All distances are approximate)

SITUATION
Smith Barry Circus is the most secluded and sought-after position within Upper Rissington. It is approached down a tree lined road featuring mature cherry trees on both sides, currently in blossom. The circus itself features an old mill wheel at its centre, surrounded by a green planted with daffodils. These homes are the original Officers' houses, built during the 1940s when the village was a new airbase and flying school. Situated to overlook amazing countryside, they offer panoramic views and are quietly tucked away in a secluded corner that most locals don't even realise exists. The properties here have enjoyed a sense of enduring solitude, even as the rest of the village has undergone a rapid transformation from remote outpost to a thriving and popular modern village. They are now among the most highly sought after homes in this area.

Upper Rissington is situated in an 'Area of Outstanding Natural Beauty', combining access to peaceful, unspoilt countryside with the convenience of village life - a rural escape but with excellent connections. Stow on the Wold or Bourton on the Water are both circa 4 miles away in either direction. Either offer a variety of pubs and restaurants, a bank, doctor's surgery, variety of shops and more. Further afield are Burford, Cirencester, Cheltenham, Oxford and Swindon, all offering a wide range of shops, restaurants, theatres and other cultural facilities. Within a short walk of the house is a Co-op supermarket, pharmacy, gym, café/restaurant/bar and newly built Village Hall as well as the well-regarded primary school, The Rissington School (Ofsted: Outstanding). There are also excellent secondary schools in the surrounding towns including being in the catchment area for The Cotswold School (Ofsted: Outstanding and nationwide winner of the Sunday Times School of the year 2016) Burford School (Ofsted: Good). Good transport links are provided by a regular bus service, a free coach service provision to Cotswold School for years 7-11 (under 3 miles), Gloucester and Cirencester, while both Kingham and Moreton-in-the-Marsh offer rail services to London-Paddington, and there are excellent motorway links via the A40/M40. London Paddington (via Oxford) in 81 mins. The village itself offers a truly amazing community. The locals are very friendly and the village is an oasis for young children to grow up in. There are approx. 5km of walkways and cycleways within the village for both children and adults to exploit. There is also a huge abundance of playgrounds, complete with a skate park and everything in between. The village is set within the most beautiful Cotswold countryside offering access to proper country living on your doorstep.

DiRECTIONS (GL54 2NQ)
From Burford head north down the High Street, over the bridge. At the roundabout take the first left onto the A424 towards Stow-on-the-Wold. Continue for about 15 miles, and turn left to Upper Rissington. On arrival at Victory Fields in Upper Rissington, take the first exit off the roundabout, carrying straight on and you will merge onto Smith Barry Road continue and follow the road around to the left onto Smith Barry Circus. The property is located on the left hand hand side of the cul de sac.

SERVICES
Mains electricity, water and drainage. Central Heating via private LPG tank. Superfast fibre broadband (500Mb)

To check broadband and mobile phone coverage please visit Ofcom here ofcom.org.uk/phones-telecoms-and-internet/advice-for-consumers/advice/ofcom-checker

VIEWING ARRANGEMENTS
Strictly by appointment with Penny & Sinclair.

LOCAL AUTHORITY COUNCIL TAX
Cotswold District Council Band F