Boot Cottage,The Street, Kingscourt

A unique opportunity to acquire a charming detached Cotswold stone cottage, nestling in a delightful, picturesque valley. Boot Cottage is set in roughly half an acre of established gated grounds, commanding south facing, picturesque countryside views. The character accommodation is arranged over three floors comprising; entrance porch, hallway, charming sitting room with a feature inglenook fireplace and exposed beams, dining room, study with fitted shelving, a good sized, modern family kitchen-breakfast room, utility room and cloakroom on the ground floor. Landing, three bedrooms and a family bathroom on the first floor. Fourth bedroom and hobby room on the second foor (potential to create an additional bedroom with ensuite). Externally, there is a gated driveway on one side and additional parking on the other. The gardens are laid mainly to lawn with an abundance of mature shrubs, trees and plants. There are a number of strategically located sun terraces, enabling one to take in the stunning views and gardens at different times of the day.

Amenities: - Amenities available within the vicinity include the well regarded Gastrells School and the Kings Head public house. Rodborough Common, together with its neighbour Minchinhampton Common some 600 acres of common land vested in the National Trust, is designated as an Area of Outstanding Natural Beauty where opportunities for walking, golf and equestrian activities are readily available. Local amenities are accessible in the towns of Minchinhampton, Stroud and Nailsworth with a wide selection of recreational facilities, individual shops and supermarkets. Stroud holds an award-winning Farmers' Market every Saturday. Education within the area is excellent and includes Beaudesert Park Preparatory School, Wycliffe College, Cheltenham Ladies' College and Cheltenham College, and Grammar Schools at Stroud High School for Girls & Marling School for boys. Access to the M5 motorway is available from J13 at Eastington, with Cheltenham, Gloucester, Cirencester, Bath and Bristol all within easy driving distance. A mainline intercity rail service to London (Paddington) is available from Stroud or Kemble.

Ground Floor

Entrance Porch
Double glazed entrance door with matching adjacent windows, exposed stone and a double glazed door to-:

Hall
Stairs to first floor. Feature brace and ledge doors.

Sitting Room
A well-proportioned character room, with one double glazed window to the front with deep sills and countryside views, and two double glazed windows to the rear, a fabulous inglenook fireplace housing a cast iron gas stove on a flagstone hearth, with an original oak beam above and bread oven, high beamed ceiling, original stone stairway in one corner of the room (currently sealed off), wall light points, steps leading to an alcove with fitted cupboards and shelving and a walkway with steps leading to the snug.

Snug
Double glazed window with a deep sill, a range of free standing shelf units and cupboards and steps up to-:

Study
Double glazed door to garden with an adjacent window, double glazed window to front with open views, ceramic tiled floor, ceiling beam and a range of fitted shelf units with storage drawers.

Kitchen-Breakfast Room
A lovely family kitchen-breakfast room, commanding beautiful open countryside views from two large windows at the side and one to the front, laminate work tops with a range of cupboards and drawers under, matching wall units, inset four burner AEG gas hob with a matching extractor hood above, built-in double electric oven with cupboards below and above, space for a fridge, stainless steel single bowl, single drainer sink unit with mixer tap, wood effect linoleum flooring and a brace and ledge door to-:

Utility Room
A double glazed door to the rear with adjacent window, laminate work tops with a range of cupboards and drawers under, matching wall cupboards, tongue and groove wood clad walls and ceiling, stainless steel single bowl, single drainer, sink unit with mixer tap, space for washing machine and a brace and ledge door to-:

Cloakroom
Window, low level wc, storage cupboard and tongue and groove wall.

First Floor

Landing
Two double glazed windows to the rear with deep wood sills and views, ceiling beam, cupboard housing a Worcester gas combination boiler, wall light points, door giving access to the staircase to the second floor.



Bedroom One
Double glazed windows to the front and rear elevations, feature ceiling beam.

Bedroom Two
Double glazed window to front with open countryside views, Walk-in wardrobe with hanging rail and shelf and a second built-in wardrobe.

Bedroom Three
Double glazed window to the front with lovely countryside views, ceiling beam and an understairs cupboard.

Bathroom
Double glazed window, large bath with a shower over and a glazed side screen, part tiled walls, low level wc, vanity wash hand basin with cupboards below, ceramic tiled floor and additional cupboards with display shelving above.

Second Floor

Bedroom Four
This room could be used as a fourth bedroom-snug and has a window with beautiful open countryside views, exposed beam and a doorway giving access to-:

Store - Hobby Room
This particular space has been used as a hobby room and for storage but subject to planning approval, could be converted in another bedroom with an ensuite or even a master bedrrom suite with the adjoining bedroom used as a dressing room.

Grounds
Boot cottage is set in roughly half an acre of gated, established grounds, commanding beautiful south facing open countryside and woodland views. There is a block paved driveway, creating parking for three to four cars and additional parking to the rear. The gardens are laid mainly to lawn, with a number of strategically positioned sun terraces to take in the views and gardens at different times of the day. There are foot paths, a feature pond with water lilies, well stocked rockeries, a timber summer house and a garden shed.

Selling Agent
Fine & Country
17 George Street
Stroud
Gloucestershire
GL5 3DP

01453 751661
www.fineandcountry.com

Directions
For SAT NAV use: GL5 5DR

From Stroud take the A46 towards Nailsworth. Continue over the crossroads past B&Q and take the second left at the bottom of the hill into Kitesnest Lane. At the top of the hill turn right and follow the road for a short while turn right into Rooksmoor hill and then fork left into The Street. Follow the lane along passing the Kings Head public house on your left. Boot Cottage will be found on the left hand side after approximately 100 metres.

Council Tax
Stroud District Council, Band F

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.