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 / Chipping Norton 11 miles / Witney 16 miles / Cheltenham 19 miles / Cirencester 19 miles / Oxford 28 miles / Swindon 28 miles (All distances are approximate)

This well-presented detached property has many 'hard to find' attributes and could be the perfect home for the discerning buyer. From its excellent finishes through to its charming 'gardeners garden' the feeling of quality permeates throughout. Internally it comprises generous reception hall, cloakroom, sitting room with feature log burner, dual aspect dining room, kitchen/breakfast room, separate utility, landing, main bedroom suite with en suite shower room, guest bedroom with en suite shower room and two further generous double bedrooms.

The gardens are to the front, side and rear due to the corner plot and are a delight which must be seen to be appreciated even after this most challenging of summers. There is a beautiful glasshouse, a detached garage and plentiful off road driveway parking. Further benefits include uPVC double glazing and central heating.

SITUATION 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 and recently built Village Hall as well as the well-regarded primary school, The Rissington School. There are also excellent secondary schools in the surrounding towns including being in the catchment area for The Cotswold School Burford School. 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.

DIRECTIONS (GL54 2NY)
From Burford head north down the High Street, over the bridge. At the roundabout take the first left onto the A424 towards Stow. Continue for just under 6 miles, and turn left to Upper Rissington. Turn left onto Bristol Road and the property can be found on the left hand side, marked with a Penny & Sinclair board on the corner of Avro Road and Bristol Road.

SERVICES
Mains electricity, water and drainage. Superfast fibre broadband (67Mb). Central heating via LPG from the local tank.

TENURE POSSESSION
The property is freehold and offers vacant possession on completion.

LOCAL AUTHORITY COUNCIL TAX
Cotswold District Council Band E

VIEWING ARRANGEMENTS
Strictly by appointment with Penny & Sinclair.

IMPORTANT NOTICE
Penny & Sinclair, their clients and any joint agent gives notice to anyone reading these particulars that:
i) the particulars do not constitute part of an offer or contract; ii) all descriptions, dimensions, references to the condition and necessary permissions for use and occupation, and other details are given without responsibility and any intending purchasers should not rely on them as statement or representations of fact. Iii) the text, photographs and plans are guidelines only and are not necessarily comprehensive. Any reference to alterations to, or use of, any part of the property does not mean that all necessary planning, building regulations or other consents have been obtained and Penny & Sinclair have not tested any services, equipment or facilities. A buyer or lessee must satisfy themselves by inspection or otherwise. Iv) the descriptions provided therein represent the opinion of the author and whilst given in good faith should not be construed as statements of fact; v) nothing in the particulars shall be deemed a statement that the property is in good condition or otherwise, nor that any services or facilities are in good working order; vi) no person in the employment of Penny & Sinclair has any authority to make or give any representation or warranty whatsoever in relation to this property. Vii) all measurements are approximate.