Lechlade 4 miles – Burford 5 miles – Fairford 7 miles – Witney 12 miles – Swindon and Railway Station 15 miles (Paddington from 55 mins) – A40/M40 5 miles - Oxford 24 miles

THE PROPERTY This superb home is situated in the very heart of Filkins, but due to its position still manages to feel private and secluded. Extensively renovated and improved over the current owner’s tenure, it now perfectly marries period charm with modern elegance to give a light and airy contemporary feel and connect the internal space with outside. It comprises a generous entrance hall, utility, sitting room with feature fireplace and log burner, superb open plan kitchen/dining space with separate larder and boot room, self-contained annex with mezzanine sitting area above and bathroom, first floor landing, principal bedroom with en suite bathroom, two further first floor double bedrooms, family bathroom and a second-floor study and bedroom. Externally, there is a substantial gravelled parking area to the front which is accessed via a driveway and five bar gate. The rear garden is a particular treat being completely enclosed by period stone walls, mainly laid to lawn with various decked and patio areas as well as mature trees and other planting.

SITUATION The village of Filkins is a highly sought-after and quintessentially rural village located close to the Gloucestershire/Oxfordshire border. It is a mixture of mainly period stone cottages and houses. Situated away from any main roads, it has a range of excellent amenities, including a public house, the Five Alls; an outdoor swimming pool, open from May to September; and nearby is the village shop, post office and bowls club. The former village school is now a pre-school nursery which is rated as 'outstanding' by Ofsted.

DIRECTIONS (GL7 3JG) To locate the property, please enter the following postcode into your sat nav system: GL7 3JG. Turn off the A361 heading toward Lechlade from Burford to the left onto the B4477. Take the first left into the village and follow the road past the Five Alls pub and the Church. The property is set back from the road on the left-hand side.

TENURE The property is freehold and offers vacant possession upon completion.

LOCAL AUTHORITY AND COUNCIL TAX BAND West Oxfordshire District Council. Tax Band D

SERVICES The property is on mains water, drainage, gas and electric. Heating is gas central heating.

FIXTURES & FITTINGS Certain items may be available by separate negotiation with Penny & Sinclair.

VIEWING ARRANGEMENTS Strictly by appointment with Penny & Sinclair.

IMPORTANT NOTE 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.