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" Located in the centre of this popular North Cotswold village between Shipston on Stour and Banbury and having the benefit of approximately 0.4 acres of particularly well screened south facing gardens, this distinctive stone built, three storey, grade II listed gentleman's country residence is full of innate period character and charm which can only be fully appreciated first hand by internal inspection.

Originally one of the village farmhouses, the property was extended in Victorian times and now exhibits many original features particularly on the second floor where there are some beautiful A frame beams and purlins and the master suite which incorporates three rooms encompasses the whole length of the top floor. There are two substantial inglenook fireplaces, a Georgian fireplace in one of the main bedrooms and several stripped timber floors and doors.

Contemporary additions include an attractive fitted kitchen with a propane gas fired Rayburn stove, there is oil fired central heating and two recently renewed bathrooms, both with free standing baths and four piece suites.

The property is currently side on to the High Street in Upper Brailes. There is the opportunity to reinstate the original driveway to the front of the property within the front garden. The barn to the side of the property is available separately by negotiation and is currently used as a workshop and garage and potentially provides approximately 1800 square feet of developable accommodation subject to the usual planning consent and building regulations. There is current planning approval for office use with the potential to obtain planning for residential use.

The property enjoys delightful views to the east over farmland and countryside and the south over its own garden which is on two level with a westerly facing patio and an ornamental box garden with a large outside store. There is a courtyard to the rear with ample parking although if the barn is sold separately the courtyard will be allocated as garden and parking to the barn itself.

Within the villages of Lower and Upper Brailes there are two public houses, a small array of shops and a primary school. The market town of Shipston on Stour is only three miles away with more comprehensive shopping facilities with pubs and restaurants and a secondary school and rail links to London Paddington are available in Moreton in Marsh and from Banbury to Marleybone.

Directions:
From our Moreton in Marsh office turn right continuing north along the Fosseway for approximately five miles and at the crossroads turn right towards Shipston on Stour. Continue through the centre of the town passing the square on the left hand side and at the following T junction right in front of the pub and immediately left towards Banbury and Brailes. When entering the village of Upper Brailes the Old Farmhouse can be found approximately 300 yards along on the right hand side.

Front Entrance Hall:
5.69m

(18ft 8in) x 1.32m

(4ft 4in)
Parquet flooring, single radiator, square archway to the rear leading to inner hallway.

Ground Floor Cloakroom:
Recently renewed two piece suite in white, low flush w.c., large wash hand basin on chrome pedestal support and ceramic tile floor, built in cloaks cupboard.

Inner Hallway:
5.38m

(17ft 8in) x 2.31m

(7ft 7in) narrowing to 3ft
Ceramic tile floor, single radiator and stable door leading onto courtyard. Lift up seat and boot store.

Snug/Dining Room:
5.69m

(18ft 8in) x 3.78m

(12ft 5in)
Parquet flooring, substantial inglenook fireplace with recessed chimney breast and grate for real fire with stone hearth, parquet flooring, built in wine store to one side of chimney breast, two double and one single radiator, three wall mounted light points, exposed antique beams to the ceiling, t.v. aerial point. Bread oven in inglenook.

Kitchen:
5.82m

(19ft 1in) x 3.68m

(12ft 1in)
Rayburn stove set into original chimney breast with built in antique cupboard store on the side, ceramic tile floor, double radiator, t.v. aerial point, back to back door to dinning room and the kitchen area itself is fitted on two sides with granite style laminate work tops and all beech style fronted units incorporating six base cupboards, four matching wall mounted cupboards, tile surround to work surfaces, space for fridge, space and plumbing for dishwasher, split level gas hob with built in electric circatherm oven below.

Utility Room:
4.14m

(13ft 7in) x 2.31m

(7ft 7in)
Ceramic tile floor, beech style laminate worktop with inset enamel sink unit, space and plumbing for automatic wash and tumble dryer and six wall mounted cupboards, three base cupboards, oil fired central heating boiler, built in meter cupboard, separate store cupboard, single radiator, two tier double corner cupboard.

Drawing Room:
9.55m

(31ft 4in) x 5.33m

(17ft 6in)
Built in window seat with mullioned window enjoying southerly aspects over garden, substantial inglenook fireplace with antique grate for real fire and quarry tile hearth, parquet flooring to the whole of the room, two double and one single radiators. There is currently a dining area to the rear of the room with southerly, westerly and northerly aspected windows, two with shutters and small paned French doors also with shutters leading onto rear garden. Exposed beams to the ceiling and t.v. aerial point.

First Floor Landing Area:
L shaped and formed in two sections. Rear section with double glazed velux swing window.

Cloakroom:
Two piece suite in white, low flush w.c. and large wash hand basin set into double cabinet, part tile walls and single radiator.

Family Bathroom:
Four piece suite in white with large old England wash hand basin and double pedestal with chrome mixer tap, low flush w.c. and antique top enamelled bath and shower cubicle with mosaic tile interior and built in extractor, glazed double doors, dormer window with built in window seat and easterly aspect over open countryside, reclaimed oak floor, part timber panelled walls and inset spotlights to the ceiling. Built in airing cupboard with foam lagged cylinder and immersion heater.

Front Bedroom 3:
3.86m

(12ft 8in) x 3.71m

(12ft 2in)
Easterly aspect over open countryside, double radiator, built in single wardrobe and t.v. aerial point.

Front Bedroom 5:
3.43m

(11ft 3in) x 3.25m

(10ft 8in)
Built in single wardrobe, single radiator, mullioned window with outlook over the front garden, exposed beams.

Front Bedroom 4:
4.42m

(14ft 6in) x 3.78m

(12ft 5in)
Mullioned window with outlook over front garden, single radiator and t.v. aerial point.

Corner Bedroom 2:
5.05m

(16ft 7in) x 4.27m

(14ft 0in)
Double built in wardrobe, original fireplace with cast iron Georgian grate, dual aspected with mullion window with southerly aspect over front garden and second mullion window with westerly aspect over box garden, double radiator and t.v. aerial point.

Second Floor Master Suite
Central Dressing Room/Office:
4.04m

(13ft 3in) x 3.61m

(11ft 10in) purlin to purlin
Gallery style entrance with battoned balustrade, northerly facing double glazed velux swing window with blind, southerly facing dormer window and smaller low level window with shutters, exposed A frame roof timber construction and purlin.

En Suite Shower Room/Bathroom:
3.45m

(11ft 4in) x 2.18m

(7ft 2in)
Exposed oak floor boards, roof timbers and purlin. Easterly aspected skylight window with blind, two double radiators and four piece suite in white, circular wash hand basin set into timber pedestal, oval free standing bath with hand held shower attachment and mixer tap, low flush w.c. and shower cubicle with glazed double doors and mosaic tile interior, built in extractor and 12 spotlights.

Master Bedroom:
10.21m

(33ft 6in) to doorway x 3.91m

(12ft 10in)
Five windows on three sides including four dormers and a westerly aspected gable window, access to eaves storage area. An outstanding example of A frame roof timber construction and purlins. Telephone point and two double radiators. Particularly attractive elevated aspect over gardens towards distant countryside and t.v. aerial point.

Outside:
The main approach to the property is currently through a five bar gate to the rear of the house into a large open courtyard approximately 65 ft wide x 53 ft deep. There is a patio to the westerly side of the property ideal for al fresco dining.

Garden Store:
10.16m

(33ft 4in) x 2.74m

(9ft 0in)
Two large oil tanks.

Front Garden:
39.62m

(130ft 0in) x 30.48m

(100ft 0in)
Sweeping lawned areas with mature fruit trees and a banking of hedgerow with retaining brick and a Cotswold stone wall.

Box Garden:
On the westerly elevation and is slightly elevated with retaining random Cotswold stone wall.

Detached Barn/Stable:
14.63m

(48ft 0in) x 5.89m

(19ft 4in)
The barn is currently on two levels with a stone flagged area and is 48 ft x 19 ft with a 21 ft high ceiling and an occasional staircase leading to the mezzanine landing over the store room which is to the side. Subject to planning consent the barn would be ideal for further conversion and may well be available separately following the sale of the Old Farmhouse. Originally called Gingerbread House, the barn is available either with Old Farmhouse at an extra amount by seperate negotiation. It may be be sold separately with the courtyard with planning permission for conversion into a domestic residence. Planning permission for office use has already been granted for the property.

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