Far End KINGHAM OXFORDSHIRE

Far End KINGHAM OXFORDSHIRE Kingham Station 1 mile Stow on the Wold 5 miles Charlbury 9 miles Oxford 25 miles Contemporary living with rolling Cotswold views on the edge of Kingham Accommodation Ground floor: Reception hall Kitchen/ breakfast/ living room Study/snug Boot room Laundry room Cloakroom Lower ground floor: Media room Games/store room with adjoining storage room Gymnasium Plant room Shower room First and second floors: Master bedroom suite with dressing area Study/bedroom 2 3 further bedroom suites Spacious 2 bedroom guest cottage Outbuilding Natural swimming pool/pond Triple garage Outdoor entertaining deck Formal landscaped gardens Beautiful wildflower gardens interspersed with mature trees Long approach Distant Cotswold views Lot 1: House, Cottage and gardens in about 3.2 acres Lot 2: Arable land and water meadow of about 34 acres Lot 3: Arable land and water meadow of about 46 acres In all about 83.86 acres Knight Frank LLP Brett House, Park Street, Stow-on-the-Wold GL54 1AG Tel: +44 1451 600610 rupert.wakley@knightfrank.com www.knightfrank.co.uk Knight Frank LLP 55 Baker Street, London W1U 8AN Tel: +44 207 861 1707 peter.edwards@knightfrank.com These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the brochure.

Oxfordshire/Gloucestershire Border Kingham is a particularly attractive village situated on the Gloucestershire/Oxfordshire borders in the Cotswolds, a designated Area of Outstanding Natural Beauty. This ancient village, dating from Saxon times and recorded in the Domesday Book, is now a thriving community with a village green, an early 13th Century church, a primary school (ranked Outstanding by Ofsted), 2 public houses (The Kingham Plough and The Wild Rabbit), a hotel, a village shop and post office, a village hall and a play park/football fields. In 2004 a Country Life panel judged Kingham to be England s Favourite Village and in March 2016 the Sunday Times named it the best place to live in the South East of England. E In addition to the local primary school, a range of other excellent schools are within easy reach such as Kitebrook, Radley College, Tudor Hall, Bloxham, The Dragon, Malvern, Cheltenham Boys and Ladies College and Dean Close. S Day-to-day amenities can be found at Chipping Norton, Stow-on-the-Wold and Burford with a wider selection at Cheltenham, Oxford, Stratford or Banbury. Bicester village is within striking distance, the popular Daylesford Farm Shop and the new and sought after Soho Farmhouse are both close by. T Communications are excellent with rail links from Kingham to Oxford and London Paddington and with the national motorway network via the A40 or the A44 leading to the M40 Junction 8 or 9 and the A40 leading to the M5 Junction 11A. The International airports of Birmingham, Heathrow and Bristol are all within reach. P Leisure facilities in the area include racing at Cheltenham, Warwick and Stratford-upon-Avon and golf at nearby Lyneham. Polo at Kirtlington, Cirencester and Beaufort; hunting with the Heythrop and North Cotswold. W The surrounding countryside provides wonderful walking and riding along a network of footpaths, bridleways and byways.

Far End Far End is approached down a long gravel drive to a turning and parking area to the front of the house. The house is an architectural triumph and is clad in oak being in complete contrast to the usual Cotswold stone properties that typify the area. Far End blends into its natural surroundings but is contemporary in every aspect. The house has been cleverly designed, beautifully executed and built with the specific purpose to enjoy its natural surroundings and exceptional Cotswold views. Constructed of concrete and wood, the house has been beautifully designed and finished to the highest possible standard. Exceptional joinery and metalwork exist throughout with wood floors and large uninterrupted glazed windows. The house is very well insulated with sheeps wool and has an energy efficiency rating of A. The accommodation is arranged over four floors. Of particular note is the very large kitchen/ breakfast/ living room with a beautiful Bulthaup kitchen to one end with large stainless steel preparation island and dining area to one side. At the far end is a sitting room with built-in log burner with heat retaining stone wall, large sliding doors with electrical internal and external blinds, open at either end providing stunning views over the gardens, grounds and beyond. The lower ground floor can be used in different ways subject to the owners requirements but is currently a media room with drop down screen and space for a built-in projector, store rooms, exercise room and shower. The media room has a door to outside and could therefore be used as a guest or staff flat. The bedroom accommodation is arranged on the first and second floors, benefitting from a good ratio of bedrooms to bathrooms including the master bedroom suite with dressing area and an adjacent balcony accessed off the landing.

Mezzanine Floor Approximate Gross Internal Floor Area House: 5468 sq ft / 508 sq m Outbuilding: 755 sq ft / 70 sq m Total: 6223 sq ft / 578 sq m Reception Bedroom Bathroom Kitchen/Utility Storage Terrace Recreation Outbuilding First Floor Second Floor Main House Cottage Lower Ground Floor Ground Floor This plan is for layout guidance only. Not drawn to scale unless stated. Windows & door openings are approximate. Whilst every care is taken in the preparation of this plan,please check all dimensions, shapes & compass bearings before making any decisions reliant upon them.

The Cottage The Cottage is built of recycled stone with sheep wool insulation, under a zinc roof, a spacious well-proportioned guest cottage comprising of: Reception hall, Sitting room, Kitchen/ breakfast room and Utility room on the ground fl oor as well as two bedrooms and a bathroom upstairs. The cottage is triple glazed and has stone fl oors on the ground fl oor, a log burner in the sitting room and the kitchen is fully fi tted with marble work surfaces, double Belfast sink and lovely views over the grounds and beyond. Cottage Cottage Approximate Gross Internal Floor Area Cottage: 1315 sq ft / 122 sq m Cottage Cottage - Ground Floor Cottage - First Floor

Gardens and Grounds The gardens have been moulded around the existing mature trees and are largely to grass with beautiful wildflower informal areas. Paths provide access off to the orchard, potting shed/garden store and greenhouse with raised vegetable and herb beds and along to the natural swimming pond. Adjacent to the house immediately off the Kitchen is a large entertaining deck that is partly covered and has horizontal electric blinds to provide additional shade if required. The covered section is a seating area, BBQ/outside dining and entertaining area with a basin and built in hot plate with stone preparation island. To one end of the decking is a wonderful magnolia and to the side is a box hedge parterre dissected with gravel pathways. Around the house the pathways are lit, as are some of the trees to create a beautiful effect at night. Beyond the formal gardens immediately surrounding the house is a flat grass area ideal for croquet (it was originally a grass tennis court). The Land The land is farmed organically (Soil Association certified) and is a mixture of arable land (at present down to a grass and clover ley) and water meadow. The owners receive the Basic Payment Scheme entitlement payments that will be transferred to the new owner.

Rights of Way Far End occupies a right of way to one of the Water Meadow Fields. Services Guntamatic Biostar wood pellet boiler with 6 ton wood pellet store allowing bulk delivery. Standby gas boiler with LPG tank. Mains water mains electricity and drainage to a septic tank with soakaway. The house is fitted with a heat recovery ventilation system and (for summer comfort) heat control external blinds on the south and west elevations. The cottage has a 2kw electric heater in the ventilation system, a log burner and is triple glazed. FAR END Photovoltaic array 30 Sanyo solar photovoltaic panels which have generated 16,862kw/h in 4.5 years = 3747kwh/yr. Commissioned in November 2011 with an early Feed-In Tariff of 43.3p per kw/h. The installation thus provides an income of c. 1,600/yr on top of electricity bills being reduced by the amount of the solar energy produced being used on site. Rainwater storage Large underground storage tank storing runoff from the house and cottage roofs Fixtures and Fittings Only those mentioned in these sales particulars together with light fittings, carpets and blinds are included in the sale. All others, such as furniture and rugs are specifically excluded but may be available by separate negotiation. Note: This plan is based upon the Ordnance Survey map with the sanction of the control of H.M. Stationary office. This plan is for convenience of purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. Licence Number. No. ES100017767. Important Notice: Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing ( information ) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. VAT: The VAT position relating to the property may change without notice. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members names. Photographs: May 2016 Particulars: June 2016 Kingfisher Print and Design. 01803 867087. Viewings All viewings to be arranged strictly by appointment via Knight Frank. Directions (OX7 6YN) From Stow-on-the-Wold, take the A436 signposted to Chipping Norton. After about 3 miles turn right signposted Kingham. Pass Daylesford Farm Shop on your right-hand-side and at the next T junction turn right to Kingham. On entering Kingham take the first right turn on to West Street, continue to West End where at the triangle of grass turn right. Continue for a short distance and take the straight track on your left hand side where Far End will be found at the bottom.