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)

DESCRIPTION This substantial family home is in an excellent position within popular Upper Rissington. Boasting over 1300sq ft over two floors and with pleasant gardens to front and rear, it offers more than initially meets the eye. Comprising entrance hall, utility, cloakroom, kitchen/breakfast room, sitting room, dining room, landing, master bedroom with en suite, three further bedrooms and a family bathroom. Externally it boasts the aforementioned gardens and off road parking. Further benefits include uPVC double glazing, electric central heating system and P/V (solar) panels which generate income and electricity to power the home and heating system. This substantially reduces this homes running costs compared to similar alternatives.

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, café/restaurant/bar and newly 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 (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 2NL) 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 7 miles, and turn left to Upper Rissington. Turn left into ... Road and the property is on the left hand side, marked with a Penny & Sinclair To Let board.

WHAT3WORDS collision.limit.clattered

SERVICES Mains electricity, water and drainage. Central Heating via electric central heating system. P/V solar panels which positively impact on the running costs of this home, dramatically reducing energy bills. 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

NOTE- A number of the images have been 'furnished' using AI. The original image is alongside in each case.