Ampney Crucis, Cirencester, Gloucestershire, GL7

An early C18 Cotswold farm house, Listed Grade II for its historical interest, occupying a rural location on the edge of this fine village, just two miles east of Cirencester.

Waterton Farmhouse lies on the southern edge of the village, backing onto the Cirencester Road and positioned within the conservation area. This handsome detached farmhouse has been traditionally constructed of natural stone elevations set beneath a pitched Cotswold slate roof and offers characterful accommodation presented over three floors.

To the ground floor, the porch gives cover to the front door that opens into the flagstone entrance hall with stairwell. The principal reception reflects windows to three aspects, exposed ceiling beam, recessed shelving and central fireplace housing a wood burning stove. The dining room with dual aspect features a wood parquet floor, sizeable fireplace and access to the study and kitchen. The kitchen enjoys the comfort of a four oven Aga, basic range of fitted units and space for breakfast dining. Doors to garden and the spacious utility room with cloakroom off.

A shallow tread staircase leads to the first floor providing access to a rear landing serving a bathroom and double bedroom, main landing with access to the principal bedroom with adjoining dressing room and guest bedroom. Stairs rise to the second floor where a large landing affords ample space for a study, door to extensive double bedroom with store and spacious bathroom. Exposed beams and dormer windows to front.

To the outside, the handsome house offers a driveway affording parking, detached double garage and gated access into the private gardens. There is also a paddock included in the sale which is 2.25 acres. A gravelled terrace encompasses a southerly aspect with steps leading onto lawns. To the side of the property is an orchard and great potential to reinstate the kitchen garden.

Waterton Farmhouse is a delightful spacious home. The property would benefit from some updating. Viewing a must!

Directions
Leaving Cirencester to the east on the Fairford Road (A419), after about two miles the rear of the property will be seen on your right, shortly before The Crown on Ampney Brook hotel.

General Information
Council Tax Band ‘G’ charges 2026/27 £4,229.63. Oil fired heating. Mains electricity and water, private drainage.

Local Authority: Cotswold District Council, Cirencester . The property is freehold offering vacant possession upon completion.
EPC – exempt.