Over Butterrow, Rodborough Common, Stroud, Gloucestershire, GL5 5BP

This delightful Cotswold Stone detached Coach house is quietly situated on a private development which enjoys a communal green and is accessed off Rodborough Common.

Highclere offers quintessential Cotswold accommodation arranged over two floors. This much loved home has been recently decorated and is complimented by a beautiful south-facing garden. There is parking for several vehicles and the property offers a high level of privacy without the feel of being isolated.

An attractive canopied porch leads to the front door and entrance hall. The sitting room is a fabulous size (22'6" x 11'8") and enjoys high ceilings, exposed beams and Cotswold Stone Fireplace with wood burning stove.. An open staircase made of Wide grain natural pine leads from the sitting room to the first floor. Internal doors open to the kitchen (17'2"x 7'11") which benefits from bespoke Terracotta over black quartz worktops, plentiful fitted units with integrated Miele and Neff appliances. Located adjacent to the kitchen is an inner hall leading to walk-in sized storage cupboard, airing cupboard, cloak cupboard and WC. The dining room / bedroom 3 is located to the front of the property and enjoys views over the garden. The principal bedroom has large built-in mirrored wardrobes and an en suite bathroom with large spa bath, shower and bidet. On the first floor there is large light filled bedroom with skylight windows. Adjacent to the bedroom is an en suite bathroom, again with high quality fixtures. Another feature of the upper floor is the large boarded storage area. Historically planning consent was given for a large extension to provide 5 bedrooms, this consent has now lapsed.

The main access is via private road with cattle grid, the gravelled driveway situated at the front of the property provided parking for several vehicles. A separate access point via double gates provides another useful hard standing space to the side. There is a patio area enjoying the sunny aspect, a perfect spot for al fresco dining and entertaining. The beautiful gardens are mostly laid to lawn with well stocked boarders, cherry blossoms, mature perimeter hedges and majestic tall trees. There are several sheds one with work bench area for ease of maintenance.

SITUATION & AMENITIES Rodborough Common is an Area of Outstanding Natural Beauty (AONB) where cows and horses roam freely. There are far reaching panoramic views just a short walk across the common, as is The Bear of Rodborough Hotel and the well known Winstone's Ice Cream Shop. The adjacent Minchinhampton Common offers an award winning triple golf course. There are also two renowned gliding clubs in the vicinity. Minchinhampton itself is an attractive wool town, just a short drive away, and offers a wealth of excellent facilities including a post office, library, new multi-million pound surgery, primary school, shops, cafes and a fine dining pub, The Crown.

A wider range of shopping is available at the nearby market towns of Stroud (with award-winning Farmers' Market), Nailsworth, Cirencester, and Tetbury. Further afield are the larger provincial cities of Cheltenham Spa and Gloucester (with beautiful Cathedral), and further still the capital centres, both via M5 J13 of Birmingham to the north and Bristol to the south. Regular trains to London are but five minutes away by car at Stroud station.

Local Schools include Rodborough and Minchinhampton primaries with a choice of secondaries including Marling and Wycliffe College in Stroud, or Beaudesert, Westonbirt and Cheltenham Boys and Ladies Colleges just a little farther.

Stroud 1.8 miles, Minchinhampton 2.5 miles, Nailsworth 3.5 miles, Cirencester 11 miles, Cheltenham 15 miles, M5 (Junction 13) 6 miles, Stroud Station 1.7 miles (with London Paddington approx 1hr 10 min)

SERVICES Mains water (stopcock in inner hall cupboard), and electricity. Water softener (Combimate Siliphos system newly serviced in airing cupboard). Private drainage to septic tank (shared between four properties each approx £140pa, with requisite ten year Environment Agency 'Bespoke Permit' issued 2024. Electric storage heating and Gledhill Torrent, Direct Thermal Store water heating (200 litre heat exchanger) utilising Economy 7 tariff. Broadband available. Prospective purchasers should carry out their own suitability tests (if required).

FIXTURES & FITTINGS All carpets, light fittings and white goods are included in the sale. Some furniture, ornaments, antiques, artwork etc, can be available by separate negotiation.

TENURE Freehold (with NO CHAIN)

EASEMENTS & RIGHTS OF WAY The property has right of access via the private road and all easements, covenants etc and are included as per the title deeds. There is an informal voluntary residents fund for maintenance, repair, and upkeep of the private road of £100 per annum, which becomes due each July.

LOCAL AUTHORITY Stroud District Council,

Council Tax: Band D

EPC Rating: E40/C79