Overview
A striking and beautifully refurbished grade II Listed Georgian country house with separate coach house, set within approximately 20 acres.
Guide price: £3,500,000
Location: Cirencester
Main House:
Living spaces: 6
Bedrooms: 6
Bathrooms: 6
Coach House:
Living spaces: 2
Bedrooms: 3
Bathrooms: 2
Vendors' thoughts: "We fell in love with Norcote House the moment we saw it. There was something very special about its proportions, its setting, and the quality of light — particularly on a sunny day, when the south-facing aspect transforms the whole house. It feels immediately special, and we recognised the potential.
Renovating it has been a true labour of love. Our aim throughout was to create something that honoured the character of the original house while making it a genuinely beautiful, practical family home — somewhere that could absorb the energy of our busy household, host large gatherings with ease, and still feel calm and considered in the quieter moments.
We have had some wonderful times here. From family Christmases and summer parties to marquee celebrations on the lawn. The house lends itself effortlessly to entertaining at any scale, yet it is equally the everyday moments we will miss most — the sense of space, the connection with the countryside, and that rare feeling of being completely removed from the outside world while remaining just minutes from town.
What has always struck our guests is how the house feels — comfortable and welcoming, but with the quality and attention to detail of a really good country house hotel. People arrive and visibly relax. More often than not, they don't want to leave."
In a nutshell: A sensational country house minutes from Cirencester.
Property Description
Norcote House is a handsome and well-balanced Georgian country house, thoughtfully refurbished, to combine classic proportions with a calm, design-led interior. The result is a home that feels both characterful and genuinely easy to live in – cohesive, warm, and finished to a very high standard throughout.
The ground floor is arranged around a central reception hall, where original flagstone floors and a wood-burning stove set an immediately inviting tone. A series of well-proportioned reception rooms – drawing room, dining room, sitting room and study – offer real flexibility for both everyday family life and more formal occasions. Natural light runs generously through the principal rooms, most of which enjoy a south-facing aspect, giving the house a bright and uplifting quality throughout the day.
The kitchen and adjoining spaces form the practical heart of the home, well-suited to busy family living and relaxed entertaining alike. There is a natural flow between the main living areas that keeps the house feeling connected without losing definition between rooms.
Upstairs, the principal bedroom suite offers a private and well-considered retreat, with a dressing room and en-suite bathroom. Two further en-suite bedrooms ensure comfort and privacy for family and guests alike. The second floor, accessed via two separate staircases extends the home’s versatility even further with one staircase leading to three bedrooms and two bathrooms and the other currently accommodating a home office, cinema room and gym.
The separate coach house, draped in wisteria, provides two self-contained units: a well-proportioned one-bedroom apartment on the ground floor and a spacious two-bedroom apartment above with its own private entrance. These offer excellent flexibility for guests, extended family, staff or letting income, alongside a large private parking area and patio.
The house sits within approximately 20 acres of pasture and parkland, with a ha-ha, fenced paddocks, a walled garden and a range of useful outbuildings including a barn, workshop and stores. The land lies predominantly to the rear, lending a strong sense of space and seclusion, with open views across the surrounding countryside. Whether maintained as parkland, put to equestrian use, or reimagined as a rewilding or conservation project, the 20 acres offer genuine scope and flexibility.
Norcote House offers a combination of scale, quality and land that is increasingly rare in the Cotswolds, making it a compelling opportunity to acquire a substantial and beautifully finished country house with meaningful acreage and excellent connections -at a level that would be difficult to replicate.
Council Tax Band H and B. EPC ratings D and E.
Tenure: Freehold. Grade II Listed.
Services: Mains water and electricity. Private drainage. Oil-fired heating. Gigaclear internet.
Location
Norcote House is approached via a private driveway and is situated less than two miles east of the highly sought-after market town of Cirencester. The setting is rural, with open countryside surrounding the house and a good sense of space, while remaining highly accessible to the town.
The nearby village of Ampney Crucis offers a well-established local community, with a historic parish church, well-regarded primary school, cricket ground and active village hall. The Pig in the Cotswolds, a popular country pub and hotel, is within five minutes' drive.
Widely regarded as the “Capital of the Cotswolds”, Cirencester provides an attractive and lively town centre, characterised by handsome limestone architecture, refined boutiques, artisan cafes and selection of restaurants. A Waitrose and the town’s twice-weekly markets further enhance its appeal for effortless day-to-day living.
Within easy reach, Cheltenham offers a sophisticated cultural scene, renowned for its world-class festivals – including literature, jazz, science and gastronomy – as well as its prestigious National Hunt racing calendar.
The surrounding area is well suited for the sporting enthusiast, with walking and riding across the Cotswold countryside, golf at Baunton, Minchinhampton and Naunton, and sailing, paddleboarding and wild swimming at the Cotswold Water Park.
The region is also synonymous with outstanding education, with a number of highly regarded independent schools nearby, including Beaudesert, Cheltenham College, Cheltenham Ladies’ College, Westonbirt School and Malborough College, alongside an excellent selection of state and grammar schools.
Norcote House benefits from superb connectivity. Gigaclear broadband is connected, while the M4 and M5 motorways provide swift access to London, the South-West, and the Midlands. Direct rail services ensure convenient links to key commercial centres and international airports.
Cirencester 1.5 miles - Kemble 7 miles (direct train to London Paddington 72 minutes) - Cheltenham 17 miles - Swindon 15 miles (direct train to London Paddington 57 minutes) - M4 (J15) 18 miles - M5 (J11a) 16 miles
