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A charming 2 bedroom holiday cottage in one of the most peaceful, sought after locations on Lower Mill Estate, boasting uninterrupted south facing views across Somerford Lagoon. With direct lake access from a private pontoon and a sun deck that captures the best of the Cotswold Lakes, this is exceptional waterside living at its finest. Features include an open plan living area with inglenook fireplace and wood burning stove, three bedrooms master ensuite , and access to exclusive estate amenities pools, sauna, tennis courts, play areas, and a 550 acre nature reserve. Excellent rental potential. EPC D. Council Tax Band C. Potential to add third bedroom.

ACCOMODATION Ground floor Entrance hall, Shower room with WC, open plan living and dining area with access to the south facing sun deck, kitchen. Wood flooring throughout the ground floor. Lake views from kitchen, living & dining area. Second floor Master bedroom with en suite, second bedroom, a further bedroom and house bathroom. Lake views from the master bedroom & 2nd bedroom. The property is well positioned for access to all the onsite amenities and the house has its own parking space with additional parking available in the main car park. The property has a stone tiled roof and rendered exterior giving a charming, traditional cottage feel.

GROUND FLOOR

ENTRANCE HALL Accessed from the front of the property from the path leading directly from the designated car parking space , the covered porch opens into the entrance hall which has oak flooring and access to the open plan living, dining and kitchen area. Under stairs storage. Door to downstairs shower room WC.

LIVING & DINING AREA Bathed in natural light from dual windows and charming cottage style French doors, this open plan space offers a seamless connection to the south facing sun deck stretching across the rear of the property. The views over the lake are nothing short of exquisite. The focal point of the room is beautiful stone inglenook fireplace with a wood burning stove, in good working order, and creates a warm and inviting space, perfect for cosy evenings after a day spent exploring the Cotswolds or enjoying lake side adventures.

KITCHEN The kitchen includes a good range of kitchen units with wood style laminate work surfaces throughout. Appliances include a ceramic hob and built under oven. Fridge freezer, dish washer, washer dryer and a 1 bowl sink. Window to the front of the house.

OUTSIDE A large sun deck extends across the rear of the property and is directly south facing, ideal for entertaining and enjoying the sunshine. Arguably some of the best lake views in the Cotswold Lakes region. Access down steps to the lake s edge which can be used for non motorised water sports, fishing, or simply taking in the vastness of the lake itself and incredible array of wildlife.

FIRST FLOOR

MASTER BEDROOM A great sized master bedroom with a window overlooking Somerford Lagoon. ensuite with Bath with shower over, WC & wash hand basin. heated towel rail.

BEDROOM 2 Large double bedroom with more than enough space for two double beds. You can put in a separation wall to create a third bedroom. Window to front overlooking Somerford Lagoon & window to the back overlooking communal grounds.

FAMILY BATHROOM Bath with shower over, WC and wash hand basin. Heated towel rail. Roof light and airing cupboard.

LOWER MILL ESTATE The property is situated within a unique development which has been created on a private 550 acre estate. The concept of The Lower Mill Estate is to provide complete peace and security within a fully managed estate. It is a natural environment with opportunities to spend time bird watching, fishing or spotting the odd beaver. The properties are classified as holiday homes and they cannot be occupied between 5th January and 6th February or used as Primary residences. subject to a fee and Deed of Variation, occupancy of these properties could be increased to 12 months

ANNUAL RUNNING COSTS Remainder of 999 year lease built 1998 , ground rent approx. £2,700 per annum, linked to RPI, Service Charge, reviewed annually, not for profit, approx. £3,902 Council tax band £2,100 If letting out, you should qualify for 100% business rate relief, which zero s council tax. Errors and Omissions Excepted E&OE .

LEISURE FACILITIES There is a superb outdoor heated swimming pool together with a sauna, tennis court, children s play area, and a local produce shop, all within a 1 minute walk of this property. In addition to these there are some excellent walks, bird watching, fishing, boating and excellent nature trails. On site Bar Restaurant located on Clearwater, which is exclusively for the use of Lower Mill Estate homeowners.

A whole host of additional leisure pursuits are available in Cotswold Water Park area including Water Skiing, Wind surfing, Sailing, Canoeing, Fishing Fly and Coarse . Picturesque walks and off road cycling suitable for children , Clay Pigeon Shooting, Go Karting, Swimming and Golf Charges apply

Lower Mill Estate is just 15 minutes away from the Capital of the Cotswold s, Cirencester and has easy access to the beautiful towns and villages that comprise the Area of Outstanding Natural Beauty that is the Cotswold s.

TRANSPORT CONNECTIONS

Nearest train stations Kemble 1hr10 to London , & Swindon

1hr to London . Nearest motorway 20 mins from Junction 15 of M4.