Keller Williams UK
4 bed Detached House For Sale

Two Hoots, Ivy Lane, Shutford, Banbury, Oxfordshire

£675,000 Guide Price

Property Description

  • Quote Reference: SRK when inquiring
  • Detached Individual Family House
  • Walking distance to Countryside & Pub
  • 4 Double Bedrooms 3 Bathrooms
  • Open Plan Kitchen/Dining Room
  • Utility Room
  • Sitting Room with multi fuel stove
  • Good Off Road Parking
  • Double Garage
  • Front & Rear Garden

Individual principally Stone built Detached family house located in a quiet country lane within easy walking distance of beautiful countryside and the village pub in a desirable, picturesque, tranquil village location.


Two Hoots is a principally stone and part rendered to rear (painted white) Detached family home constructed in 1978, on an elevated plot of approximately 0.16 Acre located in a pretty lane that has the benefit of a double garage and excellent off-road parking making it ideal for those with multiple vehicles.

The current owner has lived here for approximately 24 years, a signifier of what a comfortable home it is and a pleasant environment and place to live and they are just looking now to downsize. During this period the properties has been updated with the kitchen and bathrooms being refitted and a lot of landscaping work was undertaken in the rear garden to create a large patio area to the rear of the house and more manageable and useable level tiers as the property is built on a hill. The property is well presented but still offers some potential for a buyer to make their own mark on the property.

Being within Warriner School Catchment, the property is likely to be of appeal to those with older children or couples possibly wanting to embrace country life. Shutford is well placed for access to the Cotswolds and for commuters with infrastructure links to London and Birmingham with J11 of the M40 motorway and mainline railway station at Banbury (5 miles) with regular train services to the Capital in just over an hour.

A warm entrance to the property is provided by the exposed pine floor from here doors lead into The Open Plan Kitchen/Dining Room with Utility Room of, Lounge and Shower Room. The Open Plan Kitchen/Dining Room is generously proportioned and has a double aspect, an ideal space for cooking, socialising, and entertaining in. The Lounge is also of good dimension with French doors onto the rear garden and focuses on a multi fuel stove for those who like to see and feel the benefits of a flickering fire.

There are two staircases on the property, one leads to Bedroom 4 which is separate from the other bedrooms, ideal for guests or for independent teenagers or would make a great home office or hobby room. This double bedroom has a shower and en suite cloakroom that could easily be adapted to fit it all into one en suite.

A further staircase from the entrance hall gives access to three further double bedrooms and the family bathroom.

Outside there is a rear garden that has been thoughtfully landscaped into a generous patio area, ideal for sitting out in the sun that is accessed from both the Utility Room and the Lounge with steps to the remainder of the rear garden which is laid at one level to gravel hinting at a Mediterranean feel and one further tier to lawn.

To the front there is excellent off road parking and possibly the space to construct another garage if anyone is looking to convert the existing double garage, subject to all necessary consents.

Shutford is an attractive village having a Pub (currently closed but planning to re-open with a nearby village pub at Balscote (1 mile)), 12th Century Church, active Village Hall, milk, and newspaper deliveries and is some 5 miles west of Banbury, the nearest town, where a wide range of amenities can be found including supermarkets (M&S, Waitrose, Sainsburys, Tesco, Lidl, and Aldi), shopping, restaurants, and cafes, ten pin bowling, sports centre, gyms, and cinemas. Beautiful country walks are nearby for those with dogs. Soho Farmhouse (11 miles) Chipping Norton (12 miles). For commuters, Banbury (5 miles) has rail links to London, Oxford, Bicester, and Birmingham and is on J11 of the M40 motorway.

Property Summary

• Quote Reference: SRK when inquiring
• Detached Individual Family House
• Walking distance to Countryside & Pub
• 4 Double Bedrooms 3 Bathrooms
• Open Plan Kitchen/Dining Room
• Utility Room
• Sitting Room with multi fuel stove
• Good Off Road Parking
• Double Garage
• Double Glazed Windows
• Front & Rear Garden

Sellers Perspective
So, what particularly attracted you to the property when you bought it?
My children at the time were of school age so the property I was searching for had to be in the Warriner catchment and offer good off road parking for the whole family. I was drawn to the warm stone of this individual house, we definitely wanted to be non-estate, and the peaceful location just sealed the deal for us.

How long have owned the property?
I have loved it here; it’s been 24 years now.

Briefly, can you tell me some of the things you love about living here?
a. The lovely country walks including the Shutford Circular Walk.
b. There are many activities at the village hall and the pub socials are always good.
c. No village would be complete without the village fete and ours has a fabulous evening social event.
d. Proximity to easy access to London where I commuted to from here. Centrally placed for Stratford upon Avon, Oxford, Warwick, and Cheltenham.

Why are you moving?
Downsizing and moving closer to my grown up children.

What will you miss the most?
The country pace of life here.


Ground Floor

Steps with handrail to part glazed entrance door leading to:

Entrance Hall with pine effect laminate flooring with an obscure glazed window to the front and stairs rising to the first floor with free space below. Doors providing access to:

Ground Floor Shower Room having a three piece white suite of corner shower cubicle, vanity unit with inset wash hand basin and W.C. Obscure glazed window and extractor fan.

Open Plan Kitchen/Dining Room of double aspect with window to front and rear, a light and airy room of generous proportions making a great place for family and friends to congregate. Comprising a fitted kitchen with granite effect laminate worksurfaces with an inset ceramic Belfast sink with beech drainer and mixer tap with a window overlooking the rear garden. Good range of Birch fronted base units comprising cupboards and drawers with matching wall units and glazed display cabinet. Integrated dishwasher, Rangemaster 110 having 5 ring induction hob, double oven, grill, and warming plates with extractor chimney hood over. Space for fridge/freezer, and space for a six-seater dining table and possibly further seating if desired.

Door to:

Utility Room providing space and plumbing for a washing machine with a cupboard housing the oil fired boiler. From here a door gives access to the rear garden and stairs rise to Bedroom 4.

From the entrance hall door gives access to:

Lounge of triple aspect with French Doors onto the patio and rear garden and is a great relaxing space offering the comfort of a multi fuel stove set into a Hornton Stone fireplace with Hornton Blue Stone hearth, ideal for lighting up the fire and relaxing watching the flames on those brisker evenings. There is ample space for sofas and an armchair. Windows to front and side aspects.

First Floor

From the entrance hall stairs rise to:

Landing gives access to three double bedrooms, a family bathroom, and Airing Cupboard. Loft hatch to the roof space with insulation and light.

Doors give access to:

Bedroom 1 is a double bedroom with space for a king-sized bed and bedroom furniture with a recessed built-in double wardrobe having a window to the front.

Bedroom 2 is a double bedroom with a recessed double built-in wardrobe with a window to the rear.

Bathroom has been refitted over recent years with a contemporary four piece white suite comprising roll top bath with mixer and shower head attachment, corner shower cubicle with electric shower, vanity unit with inset wash hand basin with mixer tap and pop up waste, and W.C. Obscure glazed window and extractor fan.

Bedroom 3 is a double bedroom with a dormer window to the front and a fitted single wardrobe cupboard.

From the Utility Room stairs rise to:

Bedroom 4 a good sized double bedroom with a recessed single wardrobe, large Velux roof light to the front. Corner shower cubicle which could easily be partitioned and incorporated into the en suite (subject to all necessary consents).

En suite comprising two piece white suite sink and pedestal and W.C. with Velux roof light.


Front Garden Laid to hardstanding for off road parking, a pathway leads to the front door with outside light.

Rear Garden landscaped with a large patio accessed from the Open Plan Kitchen/Dining Room, Lounge and Utility Room ideal for outdoor seating and barbeques with the remainder to two tiers. First laid to gravel and the top tier to lawn. Raised flower borders. Outside tap and lights. Oil tank. Pathway to one side of the property leading to the driveway to:

Double Garage with electric roller door, light, and power. Electric consumer board.
Off Road Parking for several motor vehicles.

Material Information

Part A
Council Tax: Band E
Tenure: Freehold
EPC Rating: D
Service Charge: N/A

Part B
Property Type: Detached stone and part rendered house with pitch clay tiled roof.
Property Construction: Traditional Construction
Number and Types of Rooms: See Floor Plan & Description
Electricity Supply: Mains
Water Supply: Mains
Sewerage: Mains
Heating: Oil fired radiator heating
Broadband: Fibre to cabinet
Parking: Double Garage and good off road parking

Part C
Restrictions: No
Rights and Easements: No
Flood Risk: Rivers & Sea: Very Low Risk. Surface Water: High Risk. (means this area has a chance of flooding of greater than 3.3% each year) Groundwater: Unlikely. Reservoirs: Unlikely.
Has the property flooded in the last 5 years?: No, and no history of flooding during 24 years of present ownership.
Coastal Erosion Risk: N/A
Accessibility/adaptions: None. Steps to front entrance door.
Coalfield or Mining Area: N/A


Situated in the picturesque village of Shutford, that is recorded in the Doomsday Book and from the 1750’s was an important part of the local plush industry until its demise when the power looms in Coventry took over. Wrench’s, based in Shutford, supplied plush for the 1896 Coronation of Tsar Nicholas II of Russia, and produced decorations for Windsor Castle for Queen Victoria. Many period Hornton stone cottages and houses remain in Shutford to this day. The village is situated approximately 5 miles west of Banbury and is surrounded by beautiful countryside.

Convenient road access to M40 motorway (J11). Rail links to London at Banbury (approximately 65 minutes to London Marylebone), Milton Keynes (approximately 33 minutes to London Euston), Bicester North (56 minutes to London Marylebone) & Bicester Village (approximately 51 minutes to London Marylebone).

Useful information

Heating: Oil fired radiator heating

Windows: White uPVC double glazed units

Services: Mains: Water. Electric. Drainage: Mains

Broadband: Superfast Broad band is available in the village.

Council Tax Band: E

Village Amenities: Public House (currently closed), 12th Century Church, Village Hall, milk, and newspaper deliveries.

Nearby Towns: Further amenities are close by at Banbury (5 Miles), Chipping Norton (12 miles) Stratford Upon Avon (17.5 miles), Bicester (22.5 miles), Oxford (29 miles), Milton Keynes (36 miles), (all distances approximate)

Village population: 476 people (2011 Census).

Primary School: Range of nearby Primary Schools at North Newington, Wroxton and Sibford Gower.

Secondary School: Warriner School Ofsted: Good

Independent Schools: Bloxham Public School, Tudor Hall. Preparatory School: Cardus, St John’s Priory School.

Rail Links: Rail links Banbury to London Marylebone (approximately 65 minutes) (Bicester North (approximately 56 minutes to London Marylebone) & Bicester Village (approximately 51 minutes to London Marylebone).

Motorway Links: Convenient road access to and M40 (J11) motorways and M1 (J15)

EPC Rating: D

Title: Freehold

Local Authority: Cherwell District Council

Viewing Arrangements

Strictly via the vendor’s sole agents, please contact Saul Roux Scrivener MRICS on 07867 664345


For more information visit


From Banbury Cross proceed west through West Bar Street exiting the town of the Broughton Road, turn right as signposted to North Newington continue through the village until reaching Shutford, you will come down the hill and turn right as signposted to Ivy Lane where Two Hoots is located on your left hand side.


Monday to Friday 9.00 am – 7.00 pm.

Saturday 9.00 am - 4.00 pm.

Sunday By appointment.


All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Photographs are reproduced for general information, and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure.

All boundaries indicated on plans are approximate and should be verified with your Solicitor.
All school catchments should be verified and not relied on.

Council tax band: E

To discuss this property please contact Saul Roux Scrivener on: