Church StreetKingham, Chipping Norton, Oxfordshire, OX7 6YA

Hays House occupies an enviable position within the highly desirable village of Kingham, set in the Cotswold Area of Outstanding Natural Beauty. Believed to have originated as an 18th century barn, the property has been sensitively adapted and extended over time to create a wonderfully balanced home that harmonises charming period character with modern day comfort.

The ground floor is arranged as a series of warm, inviting and interconnected rooms, giving the house an appealing flow and a naturally sociable feel. A porch opens into the entrance hall, from which the principal living spaces are accessed.

The sitting room is a cosy space, featuring a bay window and a wood burning stove, making it the perfect room for both relaxation and entertaining. Adjacent is the dining room, positioned at the heart of the home. Versatile in its use, this room serves beautifully as a formal dining space but also lends itself to a variety of alternative purposes.

Beyond the dining room lies the music room, an atmospheric space that benefits from French doors to the garden. A particular feature here is the spiral wine cellar, with capacity for approximately 1,000 bottles - an impressive addition. This room also provides access to the second staircase, which leads to a versatile office with a floor to ceiling window, as well as a spacious principal bedroom with fitted wardrobes and an en suite bathroom.

To the rear of the house is the kitchen, accessed via the dining room. Designed with practicality and charm in equal measure, it benefits from a pantry, extensive built in storage, generous worktops and a four oven electric AGA with Aga intelligent management system. There is also a double electric fan oven. Open shelving above the sink adds a decorative touch, while windows and glazed doors flood the room with natural light and open directly onto the garden and patio, creating a wonderful connection between inside and out. The central space comfortably accommodates a dining table, giving the kitchen an airy and relaxed feel.

The main staircase rises from the entrance hall to the first floor, where three bedrooms are found. All bathrooms have been renovated by the current owners. The principal bedroom is accessed separately via the second staircase above the kitchen, creating a private and peaceful wing of the house.

Away from the main house is a substantial two storey garage. The ground floor provides a double garage with generous storage space. An external staircase leads to the first floor, where there is a self contained room with an en suite shower room. This space offers excellent versatility and would work well as a fifth bedroom, home office, studio or hobby room.

Approached via a sweeping gravel driveway, the gardens envelop the house and have been beautifully landscaped and thoughtfully designed, providing an exceptional setting that complements the house perfectly. Expansive lawns, mature trees and well established planting create a peaceful and private setting, ideal for outdoor entertaining or quiet relaxation.

A rare opportunity to acquire a truly beautiful home in a superb setting - full of warmth, character, and endless potential.

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