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"A beautifully presented barn conversion, nestled within the lovely village of Ampney St. Mary. Offered with no onward chain.

Location
Set away from main roads, the charming hamlet of Ampney St Mary lies approximately 4 miles to the east of Cirencester. The village forms a cluster of mostly period cottages and houses bound by Cotswold countryside affording rural tranquillity. The 2011 census reported a population of 218 residents. The village was listed in the Doomsday Book of 1086. The Ampney brook flows near the village and the name takes its origins from the brook and the pretty 12th century church of St Mary.
The neighbouring villages of Ampney Crucis 1.4 miles and Poulton 1.4 miles each offer a public house, there is a community shop in Poulton and village primary school in Ampney Crucis. Cirencester is the Capital of the Cotswolds steeped in Roman history, the bustling market town today is a vibrant centre offering an excellent selection of amenities, from boutique shopping to a choice of supermarkets, a wide selection of caf s, eateries and hostelries.

The Property
A charming semi detached barn conversion graces the tranquil village of Ampney St. Mary. The ground floor unveils a welcoming dining hall with double doors leading to the rear garden, a convenient cloakroom, and a staircase ascending to the first floor. The sitting room beams with character, boasting a delightful dual aspect, a fireplace with wood burner. The kitchen offers ample space for informal dining, featuring double doors providing access to the conservatory. Equipped with a full range of base and wall units, the kitchen is complemented by an essential adjoining utility laundry room. A generous conservatory, positioned to the front of the house, offers a private view onto the front garden.

Stairs to the first floor, greeted by a spacious landing leading to two charming double bedrooms, and further single bedroom one of which includes an ensuite, along with a family shower room.

Outside, the property showcases well established gardens at the front and rear, accompanied by off road parking and a single garage. An external staircase grants access to an attic above the garage, perfect for storage or potential conversion, subject to planning permissions. Note The garage attic area forms part of a flying freehold over a neighbour s passageway. The front garden, beautifully landscaped with extensive planting and steps leading to a paved area, sets a picturesque scene. The rear garden, meticulously landscaped, features additional decking an ideal setting for hosting evening gatherings. Notably, a well graces the front garden, adding to its unique character. Newly fitted windows, doors and new oil fired boiler provide a polished finish to this lovely property.

Directions
Leave Cirencester to the east Fairford direction. Take the A417 take the next left at the red lion. Turn left into the village proceed to the centre, take a right up the lane then immediate left. Please refer to map within photos for property location.

General Information
Services We understand that mains water and electricity are connected to the property. Oil fired central heating and mains drainage.

Outgoings
Council Tax Band E 2023 24 charges £2,405.08.
EPC D 65
Local Authority Cotswold District Councill.
Tenure The property is offered freehold with vacant possession upon completion.

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