Yeomans Cottage, Upton Hill, Upton St. Leonards, Gloucester, GL4 8DA

Cleverley combining period charm and character with bright, modern contemporary styling, this substantial cottage has been extended and improved by the current owners and now offers excellent family accommodation.

In brief, the ground floor has a generously proportioned kitchen/living room with a large island unit and French doors onto the terrace, a dining room, a snug that is also ideal as a ground floor bedroom and a sitting room with Inglenook fireplace.

On the first floor, the principal bedroom has an en suite shower room and French doors onto a balcony overlooking the garden.

There are two further en suite bedrooms and two rooms that share use of a family bathroom.

The garage is currently divided to provide a workshop and storage area with steps to the rear lead to a useful studio room with en suite shower ideal for use as an office or guest accommodation.

The gardens are extensive with the principal lawn sloping gently away from the house. A further lawned area is situated to the rear with two decks offering ideal areas for relaxing and entertaining.

Situation Situated on the slopes of Upton Hill, the property occupies an enviable position. Upton St.

Leonards has a village hall, Church and Primary School at the heart of the community along with a range of local shops, a Post Office, playgroup and public house whilst the Bowden Hall and Hatton Court Hotels offer alternative dining venues.

The recreation field is home to many clubs including tennis, cricket and football teams.

Nearby Painswick is a vibrant community and offers a playgroup and primary school with recreational opportunities including tennis, rugby, cricket and bowls clubs whilst many other groups meet at the Painswick Centre.

There are several local shops, galleries, tearooms and restaurants along with a pharmacy, doctors’ surgery and dentists.

Secondary schools in the area are particularly strong in both the private and state sectors with independent schools including Kings School in Gloucester, Wycliffe College and Beaudesert Park Schools in Stroud, and Cheltenham College, Cheltenham Ladies College and Dean Close all in Cheltenham whilst there are grammar schools in Stroud, Gloucester and Cheltenham.

Property Ref Number: Ham-63736 Additional Information This sale is by the Modern Method of Auction, meaning the buyer and seller are to Complete within 56 days (the "Reservation Period").

Interested parties personal data will be shared with the Auctioneer (iamsold). If buying with a mortgage, inspect and consider the property carefully with your lender before bidding.

A Buyer Information Pack is provided. The winning bidder will pay £349.00 including VAT for this pack which you must view before bidding.

The buyer signs a Reservation Agreement and makes payment of a non-refundable Reservation Fee of 4.5% of the purchase price including VAT, subject to a minimum of £9,600.00 including VAT.

This is paid to reserve the property to the buyer during the Reservation Period and is paid in addition to the purchase price. This is considered within calculations for Stamp Duty Land Tax.

Services may be recommended by the Agent or Auctioneer in which they will receive payment from the service provider if the service is taken.

Any payment that will be received by the Agent or Auctioneer will be confirmed to you in writing before services are taken. Services are optional.