An impressive Grade II* house with rural views and paddock land.

Abbey Lodge is an important and historic Grade II* listed village house dating from the 16th century with both lovely views and paddock land. The property has been sympathetically restored and modernised to create a stunning family home

Ground floor
• Entrance Hall
• Sitting room
• Drawing room
• Dining room
• Vaulted kitchen breakfast room with
• Mezzanine sitting area
• Utility room
• Boot room

First floor
• Bedroom 1 with en suite and dressing room
• 5 further bedrooms
• 3 bathrooms (2 en suite)

Annexe
• Separate vaulted 1 bedroom annexe with bathroom and galley kitchen

Gardens and grounds, rural views and paddock

• Abbey Lodge is approached around the back of the house over a gravel driveway entered off Cockley Road to the east of St Michaels Church.
• Within the U shape of the house is a formal landscaped garden with gravel pathways.
• Attached to the side of the house is the barn currently providing outdoor entertaining space, together with a workshop and storage.
• Beyond the drive is an orchard garden.
• All enjoying views over the countryside beyond.
• There is plenty of parking.
• Paddock land option with separate access from Manor Lane. This provides a fun play area and ideal for a family pony interests.

The modernisation has been expertly carried out with high quality fittings used throughout including luxury bathrooms. On the ground floor are three reception rooms with generous high ceilings across the front of the house, leading through into the stunning vaulted kitchen breakfast room, nearly 35ft long, fitted with bespoke kitchen cupboards, island, 4 oven aga and with a mezzanine sitting room above at the far end. Busy families need practical spaces so the presence of both a utility room and large boot room will be very appealing. Completing the ground floor is the annexe/home office.
On the 1st floor, Bedroom 1 is truly spectacular with a soaring ceiling with exposed beams, luxury en suite shower and dressing room above. There are 4 further bedrooms and 2 bathrooms, one being jack and jill, making up the 1st floor. Bedroom 5 is worthy of note with part panelled walls.
The 2nd floor comprises Bedroom 6 with and en suite bathroom, and access to a large loft.
Overall, the accommodation extends to about 6,258 sq ft.

Situation
Farthinghoe is a popular village located in pretty countryside between the market towns of Banbury and Brackley. The village has its own primary school, pub/restaurant, parish church as well as a farm shop/tea room. Shopping and leisure facilities are to be found in both Banbury and Brackley, both with a Waitrose store with more extensive facilities in Oxford, Bicester and Leamington Spa.
There is a wide range of both state and private schools in the area including Carrdus School, Winchester House in Banbury, Beachborough in Westbury together with public schools Stowe, Bloxham, Tudor Hall, Sibford and Warwick.
For the commuter, trains run from Banbury to Birmingham and London and there is easy access to the M40 (J11)

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 gas, electricity and drainage are believed to be connected.

We understand that the current broadband download speed at the property is around 67 Mbps, however please note that results will vary depending on the time a speed test is carried out. The estimated fastest download speed currently achievable for the property postcode area is around 330 Mbps (data taken from checker.ofcom.org.uk on 04/10/2022). Actual service availability at the property or speeds received may be different.
None of the services, appliances, heating installations, broadband, plumbing or electrical systems have been tested by the selling agents.

Tenure
The property is to be sold freehold with vacant possession.

Local Authority
West Northamptonshire 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 defining the boundaries or the ownership thereof.

Viewings
By strict appointment through Fisher German LLP.

Directions
Postcode: NN13 5PB
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From Banbury/M40 (J11) take the A422 (direction Brackley). At the end of dual carriageway, take the 3rd exit towards Brackley. Continue for about 4 miles into Farthinghoe. On reaching the Church, turn left onto Cockley Road in front of the primary school and the entrance to the drive will be immediately on the left.