River Way, Shipston-on-Stour, CV36

South Warwickshire is renowned for its excellent selection of state, private and grammar schools, including the boys' and girls' grammar schools in Stratford-upon-Avon, Warwick Boys' School and King's High in Warwick, The Croft School at Stratford-upon-Avon, Bloxham and Sibford Ferris Public Schools and Kitebrook in Moreton-in-Marsh. There are school and public bus routes through the town.

For the commuter, there is easy access to the M40 (J12), Banbury and Warwick Parkway for trains to London Marylebone, and Moreton-in-Marsh for trains to London Paddington.

Sporting and leisure activities in the area include a popular swimming pool and gym, rugby club and sports club in Shipston; golf at Brailes, Tadmarton and Chipping Norton, racing at Stratford-upon-Avon, Warwick and Cheltenham, as well as easy access to world-class theatre at Stratford-upon-Avon and the art gallery at Compton Verney.

On arrival at number 12, you can park on your double-width drive or even within the generous double garage. The home immediately provides a private and secure feel, being set behind the garage and secure gate in an elevated position. The welcoming front courtyard garden offers a private place to sit for a morning coffee, and is a little sanctuary for the front aspect. 

The welcoming hallway offers a spacious and inviting feel, offering access to the ground floor and first floor accommodation. Your eye will naturally drift through to the spacious rear accommodation and through the large patio doors to the landscaped gardens, communal paddock and views! Your shoulders will drop, as you kick off your shoes, and you will feel immediately right at home! 

The sitting through dining room runs the full width of the back of the property and enjoys sliding doors and full-length windows bringing the outside in. The views over the pretty gardens are one not to be missed. 

The breakfast kitchen is situated at the front of the property and enjoys a range of wall and base units, including white Quartz work surfaces incorporating a composite granite. Integrated is a gas hob and electric double oven. There is useful space for a fridge freezer, dishwasher and washing machine. Complementary tiling to the walls and floor. Added convenience of a door to the side offering access to the front and rear garden. 

For all families needing a WFH space, there is a study situated to the front, offering a great space to shut yourself away. Completing the ground floor is the cloakroom/W.C. 

The first floor boasts a spacious landing with an airing cupboard, and a boarded loft with access via a fitted ladder. 

The master bedroom really does offer the "wow" factor with multiple full-length glazed panes offering the best view of the house, with sunsets galore, and wildlife spotting to be enjoyed. The bedroom is of a generous proportion and could be described as a suite. Boasting fitted wardrobes and discreet access to the en-suite bathroom. 

The bathroom allows a white suite of a low-level w.c, wash hand basin and corner shower. 

The further three bedrooms (2 of which have fitted wardrobes) are all positioned at the front of the property with full-length windows. The bathroom enjoys a low-level w.c, wash hand basin with vanity unit, corner bath, and heated towel rail. 

The outside does not disappoint in any way, and the rear garden offers a manicured lawn, hedging and planted colourful borders. The patio leads from the sitting room and offers a raised terrace for a spot of alfresco dining or a morning brunch. The lawned area is approached via descending steps and is all enclosed by fencing.

A pedestrian gate at the bottom of the garden gives access to the riverside shared meadow which is held in the name of a company, the directors of which are the owners of the 7 properties backing onto it. The paddock also has a vehicular access off River Way. The vendor currently pays about £320 per year as a share of the paddock's mowing and maintenance.

As mentioned, there is a detached double garage located to the front, accessed via a up and over door and a further pedestrian door. There is parking for two cars to the driveway and the added benefit of an EV car charger.

We recommend viewing sooner rather than later to appreciate this beautiful home and its stunning position. 

General Information—Subjective comments in these details imply the opinion of the selling Agent at the time they were prepared. Naturally, the opinions of purchasers may differ.

Agents Note: We have not tested any of the electrical, central heating, or sanitaryware appliances. Purchasers should investigate the workings of the relevant items. Floor plans are for identification purposes only and not to scale. All room measurements and mileage quoted in these sales particulars are approximate.

Fixtures and Fittings: All fixtures and fittings mentioned in these particulars are deemed to be included in the sale price. Others, if any, are excluded. However, we would always advise that the purchaser confirm this at the point of offer.

In line with The Money Laundering Regulations 2007 we are duty bound to carry out due diligence on all of our clients to confirm their identity.

To complete our quality service, Emma Franklin Estate Agents is pleased to offer the following:-

Free Valuation: Please contact the office to make an appointment.

Conveyancing: Fixed price rates agreed with our panel of experienced and respected Solicitors. Please contact the office for further details.

Mortgages: We can offer you free advice and guidance on the best and most cost-effective way to fund your purchase with the peace of mind that you are being supported by professional industry experts throughout your journey.

Emma Franklin Estate Agents for themselves and for the vendors of the property whose agents they are, give notice that these particulars do not constitute any part of a contract or offer, and are produced in good faith and set out as a general guide only. The vendor does not make or give, and neither Emma Franklin Estate Agents nor any person in his employment has the authority to make or give any representation or warranty whatsoever about this property.