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" INTRODUCTION
Located in a peaceful village setting beside the church, Abbey Lodge is a beautiful and richly historic building that dates from the 15th century or earlier. Designated Grade II*, it has been superbly restored by the current owner to create a stunning and spacious family home that offers all the comforts of modern living, while yet retaining a host of period features including oak and flagstone floors, exposed timbers and panelling, stone mullioned windows, original cast iron fireplaces and more.

Key Features
Magnificent detached family home dating from the 15th Century
Grade II * listed, exquisitely restored to the highest standard
Wealth of period features including open fireplaces, cast iron fire surrounds, flagstone, brick and timber floors, exposed roof timbers, stone mullions and leaded windows
Flexible accommodation over three floors, and over 6,500 sq ft of living space, including
6 bedrooms
5 reception rooms
7 Bathrooms
Adjoining self contained 1 bedroom annex
Stunning Kitchen with Aga, and mezzanine sitting room above
Utility Room and Boot Room
Private parking, garden with orchard extending to approximately 1 acre,
Far reaching views over open countryside
Outbuildings including barn and workshop, with planning consent for conversion to supplementary accommodation

THE PROPERTY
This historic building has evolved and changed over the centuries, and the principal elements are now laid out around an elegant central courtyard garden. The generous accommodation is arranged over three floors, offering a variety of ways in which the space can be organised to accommodate the needs of family, entertaining, and home working.

On the Ground Floor
Entering from the elegant courtyard garden a small porch leads into the central hallway. One of the oldest parts of the house, with distinctive chequerboard quarry tiled floor, the hallway divides the two wings of the house, the East Wing to the left, and the West Wing, which also incorporates the self contained annex, to the right.
Beginning with the East Wing

Drawing Room 6.68 x 5.42m
This beautiful and comfortable room is at the very heart of the house. Period features include stone flags, exposed roof timbers and, as the focus of the room, a magnificent stone fireplace.

Dining Room 4.95 x 4.19m
A smaller, more intimate space, ideal for formal family gatherings. This room would also make a lovely home office.

The major part of the East wing is comprised of the Kitchen Breakfast Room and the Garden Room. Conceived by the present owner to form, in combination, a single large family and entertaining space, these two rooms boast four sets of French windows that open on to the courtyard garden to create weather permitting that much sought after experience of an Indoor Outdoor Room. Alternatively the two rooms can be separated by an articulated array of sliding doors that can be moved across to divide them. Both the Kitchen Breakfast Room and the Garden Room benefit from underfloor heating.

Kitchen Breakfast Room 10.59 x 4.45m
Perhaps the most impressive room in the house, this magnificent space boasts double height ceiling with exposed roof trusses, the texture of the stone walls contrasting beautifully with the modern decorative floor tiles. Two sets of French windows open on to the courtyard garden. The centrepiece of the kitchen is the four oven electric Aga, with bespoke over mantle and cabinetry, while the centre island incorporates two further ovens and an induction hob. Reclaimed timber worktops and double Belfast sink complete the look of the classic country house kitchen.

Garden Room 6.09 x 3.03m
When separated from the Kitchen by the sliding doors, the Garden Room offers another area in which to relax. With two sets of French windows opening on to the garden and also the driveway, it can also serve as a reception area in which to welcome guests. The space benefits from a downstairs cloakroom, and also useful closet. A concealed staircase leading to the mezzanine family room directly above.

Mezzanine Family Room 6.16 x 4.79m
Accessed from the Garden Room by an enclosed staircase, this useful space makes for a great tv or reading room which, since it overlooks the kitchen below, provides an ideal retreat for family members to remain together while yet being apart.

Pantry 4.14 x 2.66m
Incorporating a refrigerated wine cabinet and range of wall and under counter cupboards. Period features include the hefty oak door and original brick floor.

To the right of the hallway is the East Wing, which incorporates

Sitting Room 5.54 x 4.68m
Accessed directly from the hall, this characterful room boasts a combination of original stone flags and chequerboard quarry tiled floor, as well as a splendid brick fireplace with bread oven retaining cast iron door , and windows with leaded lights.

Utility Boot Room 5.38 x 4.49m
An essential for every country house, this spacious room has ample built in storage for outdoor clothing and wellies, as well as a large double Belfast sink, ideal for dealing with dirty boots and pets. And the flagstone floor means muddy footprints are easily dealt with too.


Annex
The annex is a self contained living space with its own kitchen, bathroom, living room and bedroom. Accessed from the main house via a connecting door from the Boot Room, it also benefits from its own entrance through French windows that open on to the garden. It can therefore be variously utilised as a semi independent living space for family members, as staff accommodation, or for guests.

Living Room 5.92 x 4.66m
With the modern benefit of underfloor heating this comfortable room nevertheless exudes rustic charm, with character herringbone patterned brick floor, exposed stone walls and roof trusses.

Kitchen

Bathroom
Mezzanine Bedroom Study
Accessed via the feature spiral staircase from the living room below.

On the First Floor
Ascending the staircase from the Sitting room to a central landing, to the left is a spacious upper corridor with bespoke cabinetry along one wall, which gives access to Bedroom 2, and at the end of the corridor the Principal Bedroom. To the right are bedrooms 3, 4 and 5 and one of the two first floor bathrooms.

Principal Bedroom 5.86 x 5.42m .
A magnificent and indulgent space with high ceiling and exposed roof timbers, en suite shower room with twin handbasins, and feature roll top bath set within the bedroom itself. Stairs to mezzanine dressing room above, with bespoke storage below.

Bedroom 2 4.01 x 3.30m
Lovely double bedroom connecting with a Jack and Jill bathroom shared with Bedroom 3.

Bedroom 3 6.20 x 2.83m
Double bedroom with feature cast iron hob grate, and bathroom shared with Bedroom 2.

Bedroom 4 5.96 x 2.85m
Double bedroom with stone mullioned window and leaded lights.

Bedroom 5 4.60 x 4.34m
A beautifully restored room with floor to ceiling panelling and impressive brick fireplace with hob grate. This delightful space benefits from dual aspect windows on east and west elevations bring in light throughout the day.

On the Second Floor
Bedroom 6 7.18 x 5.61m
Reached via further flight of stairs from the main landing, is this lovely room at the top of the house, with exposed roof timbers, and en suite bathroom.

OUTSIDE
Abbey Lodge is approached via a sweeping gravel driveway leading to the rear of the property with ample parking for several vehicles. The building encloses a central courtyard where a formal parterre garden frames the main entrance with an avenue of olive trees.

OUTBUILDINGS
Adjoining the house is the two storey open fronted stone barn, which is currently used as outdoor entertaining space it benefits from its own log burning stove , and as a workshop and storage area. Planning permission has been granted to create ancillary accommodation in the existing outbuilding, which will comprise an open plan kitchen family room, bedroom, a mezzanine study area, and a bathroom. South Northampton Council REF S 2016 1557 LBC .

Beyond the drive is an orchard and terraced areas of lawn enclosed by stone walls, the whole extending to approximately 0.93 acres. The elevated position offers breathtaking views to the open countryside beyond.

LOCATION
Farthinghoe is a conservation village situated in attractive, rolling countryside between the market towns of Banbury and Brackley. The village has a thriving community with excellent local facilities including a public house with restaurant, 12th century church adjacent to the property , excellent primary school Ofsted rated outstanding , motor repair garage and a farm shop with tearoom. The neighbouring villages of Charlton and Middleton Cheney both have a village shop also. A wider range of shops and services can be found in Banbury and Brackley with more comprehensive facilities in Bicester, Milton Keynes and Oxford.

A wide range of leisure pursuits are available nearby, with golf courses at Middleton Cheney, and Whittlebury Park including horse racing at Towcester, motor racing at Silverstone, music and theatre at Stratford upon Avon, Milton Keynes and Oxford.

There are a number of excellent state and independent schools in the area, including Carrdus School, Winchester House, Beachborough, together with Stowe, Bloxham, Tudor Hall, Sibford and Warwick. The many highly regarded schools in Oxford are also within easy reach.
Farthinghoe also benefits from excellent transport links. Banbury train station is within 6 miles and offers regular connections to London Marylbone approx. 2hrs 15 mins , and Birmingham 1 hr 40 mins . The M40 is only 5 miles distant. There are also regular bus services to Banbury, Bicester, and Brackley.

SERVICES
Mains water and drainage

LOCAL AUTHORITY
West Northamptonshire District Council, Council Tax Band G

ENERGY PERFORMANCE CERTIFICATE
Exempt

VIEWIING ARRANGEMENTS
To arrange a viewing please contact Humberts Oxford on or email "