This charming cottage successfully combines character and modern comfort in an enviable village setting. Amenities include a community-run village shop, popular public house and well-regarded primary school, while numerous nearby footpaths provide access to the surrounding countryside, including Besselsleigh Wood, a community woodland extending to more than 10 hectares offering the perfect balance of village living, while remaining just a few miles from Oxford and its extensive amenities. The well-presented accommodation comprises a sitting room with fireplace, a kitchen/breakfast room, a utility/boot room with adjoining cloakroom, three bedrooms, two doubles, both featuring attractive period fireplaces, and a single bedroom, as well as a modern shower room. Planning permission has been granted for a two-storey extension, designed to create a larger kitchen/breakfast room on the ground floor and transform the existing single bedroom into a spacious principal bedroom with en-suite facilities on the first floor. Outside, the property benefits from a fenced front garden laid mainly to lawn, together with a parking area. To the rear, a patio adjoins the house and leads to a further lawned garden with additional parking. Please note there is a right of access to the neighbouring property between the patio and lawn area. The rear garden also offers potential for a garden studio or annexe (with electricity and water already laid), subject to any necessary consents, providing an opportunity for additional accommodation or home-working space. SITUATION Appleton is known for its strong community spirit and excellent amenities. These include a popular village pub, an award-winning community shop (open daily), a village hall, sports field, tennis and football clubs, and the historic St Laurence Church. The village also benefits from the Ofsted-rated “Outstanding” Appleton Primary School and access to scenic countryside walks, including Besselsleigh Woods and riverside paths along the Thames. Nearby Abingdon and Witney offer a wider range of shopping and leisure facilities, while Oxford provides an exceptional selection of cultural, educational, and retail amenities. The property is well placed for the Oxford and Abingdon schools along with nearby St Hugh’s and Cokethorpe schools. The village enjoys excellent transport links via the A420 and A34, with fast rail services to London from Oxford and Didcot Parkway. ADDTIONTAL INFORMATION Services: mains electricity, water & drainage. Air source heat pump Tenure Freehold Local Authority: Vale of White Horse District Council Council Tax Band C According to Ofcom, Ultrafast broadband is available. Mobile coverage is good outdoor.