Shutford Road, Balscote, OX15

Internally, the accommodation is light and generously proportioned, with flexible living space arranged over two floors. The entrance hall leads to the spacious kitchen and dining room, fitted with a range of bespoke units, a Smeg Victoria five-ring range (available by separate negotiation), dishwasher, bin store, fridge freezer and boiling-water tap. The room benefits from underfloor heating, with a useful utility area adjoining. Also on the ground floor is a flexible bedroom, ideal for visiting family and friends, with a concealed Murphy guest bed allowing the room to be used for other purposes when not required as a bedroom. A modern shower room with underfloor heating is conveniently located alongside.

The generous sitting room is cosy and welcoming, with a beamed ceiling, exposed stonework, central fireplace and stove adding to its character. Double doors open directly onto the garden terrace, creating a natural connection between the house and garden. To the first floor are three well-proportioned bedrooms and a further modern shower room. A separate study/office is accessed from the garden and provides a dedicated space for home working. Services include mains water, electricity and drainage, with oil-fired heating. Full-fibre broadband is currently available in the village through Voneus. The property is situated within a Conservation Area, with parking for several vehicles accessed via a shared driveway. National Grid has a right of access across the driveway for maintenance of the electricity pole situated on the property.

Outside
Outside, established and well-maintained gardens wrap around the property, creating a private and attractive setting. Predominantly laid to lawn, the garden has been divided into distinct areas, with pathways connecting the various seating spaces. The separate study/office is accessed from the garden, while the detached wooden double garage provides useful storage and practical garaging, with both power and lighting. A 7kW electric vehicle charging point is located at the front of the house.

The gardens are both private and peaceful, providing an ideal setting for outdoor dining, entertaining or simply relaxing during the summer months.

Situation
Balscote is a small and well-considered village on the borders of north Oxfordshire and south Warwickshire. The village benefits from a thriving village pub, an active village hall and a 14th century church. Additional amenities can be found in Banbury, Chipping Norton, Stratford-upon-Avon, Leamington Spa and Oxford. Excellent communication links are available to the M40 at J11, Banbury, and the M40 at J12, Gaydon, 6 and 10 miles respectively. Mainline train services run from Banbury to London Marylebone in under an hour. Schooling in the area includes primary schools at Wroxton, North Newington and Shenington, with senior state schooling at North Oxfordshire Academy and The Warriner, Bloxham. Local independent schools include St Johns Priory, Banbury; Carrdus, Overthorpe; Sibford School, Sibford Ferris; Warwick Prep; Kings High, Warwick; Warwick School; Bloxham School; and Tudor Hall Girls, Bloxham. The property is also in the catchment area for the Stratford-upon-Avon Grammar Schools.

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Additional Information
The Old Post Office is a beautifully presented village house, occupying an elevated position in the sought-after village of Balscote, on the Oxfordshire and Warwickshire borders. Dating in part from around 1870 being the original Balscote Post Office, the property has a wealth of character features, including exposed beams, stonework and a wood-burning stove, while offering well-arranged accommodation suited to modern family living. The ground floor includes a generous 20’ kitchen/dining room, a welcoming 23’ sitting room, flexible guest accommodation and a separate garden study, ideal for those seeking a dedicated space to work from home.

Services include mains water, electricity and drainage, oil-fired heating, National Grid access and a shared driveway. Check mobile/broadband speeds for the location at checker.ofcom.org.uk. Currently voneous have the full fibre contract for the village. The property is situated in a Conservation Area.

NOTE: The National Grid have access across the drive for maintenance to the power pole on the property.