• Private village location +
• Light family home +
• 36’ Sitting Room +
• 5 bedrooms (2 en suite) +
• Double garage +
• Swimming Pool +
• 3.5 acre Paddock +
• Edge of Cotswolds +
• Soho Farmhouse catchment +

A fabulous family home in a popular village on the edge of the Cotswolds.
The Dolphin Barns are three barns linked together to create an excellent light family house with lovely west facing gardens and paddock land.

Ground floor
• Three linked barns converted by the current family in 1981
• The spacious accommodation is light and flows well but is in need of some updating
• The main room is a 36' barn, ideal for entertaining with a raised fireplace to one end; wood floor and doors to both front and rear, enjoying the garden outlook
• Sitting Room with French door to garden
• The kitchen breakfast room is divided by a raised brick fireplace with an eating area to one end and a fitted kitchen to the other with a hob, double wall oven and extensive wall and floor cupboards
• Spacious utility area with walk-in larder, storerooms, cupboards, shower with WC

First floor
• Good sized south facing principal bedroom with dressing room and en suite shower room
• Access to a useful store/studio room with secondary stairs descending to the rear hall
• Four further bedrooms (one with en suite) each with a westerly view, fitted cupboard, and a wash basin
• Access from Bedroom 3 to boarded loft
• Family bathroom

Gardens and grounds
• The west facing gardens are a feature of the property comprising principally of a lawn area with an eating terrace adjacent to the house and cottage-garden planting
• Heated swimming pool with pool house
• Accessed by a grass passageway, is a well-fenced paddock with road access, extending to about 3.4 acres – ideal for equestrian or other livestock use
• Stone-built double garage with a maintenance area behind
• A useful timber workshop and parking for a number of cars
• There is full right of way to the property from an unadopted lane offering separate rear access to the gardens

Situation
Dolphin Barns is situated in the desirable rural village of Wigginton, which lies on the edge of attractive Cotswold countryside, close to Soho Farmhouse.
Local amenities are found nearby at Hook Norton and Bloxham including mini supermarkets, doctors' and dental surgeries.
The market towns of Banbury and Chipping Norton offer more extensive shopping and leisure facilities.
Mainline train station in Banbury with Chiltern services to London Marylebone and Birmingham in about an hour. Services also from Charlbury station to London Paddington.
M40 within easy reach via Junction 10 (Ardley) and Junction 11 (Banbury).
Willow on the Farm nursery (OFSTED rated Outstanding) is 2.5 miles away. There are primary schools in Hook Norton and Great Tew (both rated Good). Independent schools nearby include Bloxham, Sibford, Tudor Hall, St. John's Priory, Carrdus, Kitebrook and Winchester House.

Fixtures and Fittings
All fixtures, fittings and furniture such as curtains, light fittings, garden ornaments and statuary are excluded from the sale. Some may be available by separate negotiation.

Services
Mains drainage, water and electricity are connected. Heating is via an oil boiler. None of the services or appliances, heating installations, plumbing or electrical systems have been tested by the selling agents.
The estimated fastest download speed currently achievable for the property postcode area is around 44 Mbps (data taken from checker.ofcom.org.uk on 08/08/2024). Actual service availability at the property or speeds received may be different.
We understand that the property is likely to have current mobile coverage (data taken from checker.ofcom.org.uk on 08/08/2024). Please note that actual services available may be different depending on the particular circumstances, precise location and network outages.

Tenure
The property is to be sold freehold.

Local Authority
Cherwell District Council
Council Tax band: G

Public Rights of Way, Wayleaves and Easements
The property is sold subject to all rights of way, wayleaves and easements whether or not they are defined in this brochure.

Plans and Boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct but accuracy is not guaranteed. The purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the vendor nor the vendor’s agents will be responsible for dening the boundaries or the ownership thereof.

Viewings
Strictly by appointment through Fisher German LLP.

Directions
Postcode – OX15 4JZ
what3words ///umbrellas.lends.surprise

Agents Note
There will be an overage of 25% on any uplift on the value of residential development on the paddock over the next 25 years.