Kingscote Park House is a resplendent, Grade II listed mansion house with a private hot tub – an expansive farmhouse kitchen and informal dining area with a private kitchen courtyard - dating back 800 years. Over the years, Regency and Victorian additions have been made forming a stunning nine-bedroom holiday home sleeping 19, with five modern bathrooms and shower rooms, a cosy sitting room, a sun room, a library/TV room, a formal dining room, and three open fires. All of this is set in 28 acres of community parkland, with formal gardens, an eight-sided labyrinth, woodland paths, a series of small lakes and parkland, plus public footpaths, including the Cotswold Way, right on the doorstep, and the village pub just steps away.
Please be aware that under no circumstances are additional guests above the maximum capacity allowed at the property, for day visits or overnight stays. If you are found to be in breach of this, you will be asked to leave the property and reported.
As you walk along the path from the parking area to the front of Kingscote Park House be prepared for your senses to be amazed! The path winds passed and under tall, mature trees, through a small oriental garden to the front of the House where you’ll turn to face a beautiful, handsome property, with a wide, arched doorway, five tall windows (alluding to the high ceilings inside) and an exquisite terrace. This outer view of the House belies the even greater beauty inside where there’s enough space for 19 guests to comfortably spend a lifetime - whatever the season. From every direction, the house looks out across formal gardens, parkland, courtyards or water features, some 28 acres of beautifully tended land where no chemicals have been used for 25 years.
The current owner/custodian of the Matara Estate has dedicated much of the last 25 years to convert the 28 acres that surround the House from grassland to the beautiful gardens and parklands seen today. Half of the land has been set aside for rewilding and the creation of four major habitats where deciduous plants and wildlife are thriving and teeming with fauna and flora. To date, the staff at Matara have planted over 1,500 trees in the parkland. A private tour can be arranged – just ask the caretaker on your arrival.
Inside, the House is at once spacious, elegant, cosy and unique, with stunning artwork on the walls and beautiful rugs on the floors. Its seven king-size bedrooms, one twin and one family room are all individually furnished, and named, and lead off a landing long and wide enough for a king. From the Wurlitzer juke box to the Regency balcony, from the opulent bathrooms to the homely kitchen, and from the striking sun room to the remarkable library and sitting room, guests will feel transported to another world as soon as they step inside.
Throughout the ground floor (excepting the Kitchen and Informal Dining Room which has stone flagstones) the floors are carpeted with sisal and beautiful Asian or Middle Eastern rugs.
Step through the beautiful arched doorway into the magnificent hallway, with a view along the entire length of the house to the Sun Room. A beautiful polished wooden floor is made cosy with thick rugs.
Bedroom 9 - Garland Room:
Tucked away, to the side of the main entrance, is the Garland Room, so-called because of the beautiful full-length floral curtains forming a garland around the window. Furnished with a king-size bed with bedside tables and reading lamps, dressing table, armchair and full-length mirror. The decorative stone fireplace features two scallop shells, which form part of the Kingscote family crest and coat of arms.
Formal Dining Room:
Just off the entrance hall is the dual-aspect Formal Dining Room with floor-to-ceiling windows overlooking the parkland. Furnished with a long, double-width table to comfortably seat 19 guests, an antique sideboard and a large open fireplace with an impressively big mirror reflecting the light back into the room.
A cosy and inviting room with wide, Regency windows, providing a wonderful view out to the parkland. Sumptuously furnished with a four-seater sofa, three plump armchairs, a large footstool-table, plenty of reading lights and an open fire – the ideal place to curl up with a book or play a game.
The Sun Room:
At the end of the hallway is the delightful Sun Room, with its primrose-yellow walls adding to the light and bright feel of this area. Two high-back armchairs provide the perfect seating to retreat with a good book chosen from the House library or enjoy a gentle breeze coming through the French windows which open out from the Sun Room to a patio and formal private garden.
Tucked away at the far end of the House, just off the Sun Room, is the fabulous Library with a wall of shelves chock-full of books covering many genres, topics and tales. In the cupboards below the books are plenty of family games to keep everyone amused and behind a large corner cupboard is a TV. The Library has a large open fireplace and is furnished with a three-seater sofa, an armchair and a long window seat with lots of lovely cushions.
Off the main hallway is a wide passageway that leads to the oldest part of Kingscote House, evidenced by the original stone flooring. Head down three stone steps to the Kitchen, Informal Dining Room, Cloakroom, Utility Room, and a flight of stairs that leads to Bedroom 6-The Wisteria Room and a large Shower Room. (At the end of the passageway is a locked door behind which is the Matara office).
Look out for the original Wurlitzer juke box in the passageway just outside the Kitchen.
As you step into the kitchen, you’ll instantly feel the change in history, with the lower ceiling providing the evidence that you’re in the original part of the house, which dates back to the 13th Century. This beautifully cosy farmhouse kitchen with its rich yellow walls and seagrass blue units is fully equipped to cater for all who stay here, with a five-oven Aga and separate electric oven and hob, dishwasher, fridge-freezer, double stone sink, and plenty of preparation surfaces, including a central island with an inset marble cutting board, knife rack and an overhead pots and pans rack. You can keep the cook company sitting on a comfy armchair next to the Aga or gaze out the window at the lily pond and private courtyard as you do the washing up.
Informal Dining Area:
At the far end of the Kitchen is a large dining area – a delightful space that comfortably sits 16 around a large rectangular country-kitchen table. Two long windows with window seats and comfy cushions look out over the private courtyard patio. In addition, there are two armchairs, a sideboard, a small TV and a Bluetooth speaker.
The large Utility Room is accessed from two sides, via a door across the passageway from the Dining Area or from the parking area – handy for returning from walks with muddy boots and dogs and wet clothes. The Utility Room has a washing machine, dryer, sink and drying area.
On the opposite side of the passageway to the door into the kitchen is the downstairs cloakroom. Open the door and climb up three stone steps to the throne-like toilet, with a washbasin and vanity unit behind the door.
Climb the beautiful stone staircase with its handmade iron spindles and mahogany handrail to the first-floor bedrooms and bath/shower rooms (listed as you come to them not by size):
Bedroom 1 - Rose Room:
At the top of the stairs, the Rose Room overlooks the front of the house with a great view over the gravel courtyard to the mature parkland trees. The pale blue walls and rose prints give a calming feel to this bedroom. Furnished with a king-size bed, armchair, the bedside chest of drawers, with reading lamps, two in-built wardrobes and an original (non-working) fireplace with a large gilt mirror above. (4.47 x 3.47m)
Sitting between Bedroom 1 and 2 and overlooking the front of the house, this bathroom features a claw foot bath with a hand shower, a corner cubicle shower, toilet, washbasin and heated towel rail.
Bedroom 2 - Black & White Room:
This spacious and bright dual-aspect bedroom with its super-king size bed has views over the front and side of the House out to the extensive parkland beyond. Furnished with a wardrobe, bedside table and reading lights, an armchair, a velvet button-back chaise longue and two window seats – plenty of choice for sitting and relaxing while contemplating the views and the black and white Art Deco feel of this stunning room. (4.97 x 5.14m)
Bedroom 3 - Gold Room:
A beautiful and opulently decorated room overlooking the parkland, with accents of gold and brass – hence the Gold Room! Furnished with a king-size bed on a striking brass bedstead, bedside tables and reading lamps, two armchairs, a gold velvet footstool and two large mirrors. (Wardrobe/hanging provided but not shown.) (5.00 x 4.17m)
Bedroom 4 - Highland Room:
Overlooking the parkland to the side of the House, the Highland Bedroom is so-called because of the beautiful thistle curtains and tartan headboard and valence. Furnished with a king-size bed with bedside tables and unique ‘hare’ reading lamps, two handmade leather ‘bucket’ seats, a royal blue velvet chaise longue and two in-built wardrobes. This bedroom has an original Victorian fireplace (decorative only) and a collection of delightful paintings of ferns. (4.98 x 5.00m)
Bedroom 5 - Master Bedroom:
The luxurious master bedroom features a fabulous super-king-size four-poster bed and a beautiful bay window with views to the parkland and beyond. It’s so spacious that this bedroom has, on occasion, been known to sleep nine bridesmaids alongside a bride… it's that big! Furnished with a tallboy, two armchairs, a Regency-style sofa, a large desk (in the bay window), with a chair and lamp, a large chest of drawers with a mirror and an original (decorative) fireplace. Hanging space for guests in the Master Bedroom is available in the cupboard on the Landing outside the bedroom. (7.61 x 6.35m)
Directly beside the master bedroom, but also accessible to other guests, is the gorgeous green and pink main bathroom, featuring two parts: one with a freestanding, clawfoot bathtub, washbasin and armchair, and the other, through an archway, featuring a large walk-in shower, toilet, and heated towel rail and lovely views across the lower rooftops and kitchen courtyard with its serene lily pond.
It’s not often that a landing gets a separate mention. However, the landing at Kingscote Park House is almost eight metres long and three metres wide, with spectacular paintings and wall hangings and is so impressive it warrants a special mention! Children, big and small, will love the openness and space.
Family Shower Room:
Open the door across the landing from Bedroom 4 and head down seven carpeted steps to this spacious and elegant Shower Room, with a large walk-in shower, toilet, washbasin, vanity unit and large mirror. An original window seat is a perfect spot to sit and dry off or place a towel and clothes.
Family Shower Room:
Across the Landing from Bedroom 3 is a spacious Shower Room with an electric, walk-in corner shower, toilet, large washbasin with a mirror over, a table for personal items and a heated towel rail. In the corner of the shower room is a door (with a lock) leading to six steps down to a landing that takes you to Bedroom 6, a large shower room and the stairs up to Bedrooms 7 and 8 - the two twin rooms in the attic. This ‘wing of the house can also be accessed from the ground floor via a staircase off the passageway to the Kitchen.
Bedroom 6 – Wisteria Room:
Overlooking the kitchen courtyard and lily pond, with two window seats to enjoy the views, this bedroom, over the Kitchen, is tucked away from the main action of the other bedrooms. Perhaps the cosiest bedroom of them all due to its lower ceilings, a testimony to being in the original part of Kingscote Park House. The Wisteria Room is so-called because of the ancient wisteria that has trailed itself around the windows. The bedroom has a beautiful king-size bed with a golden velvet head- and footboard, bedside tables with reading lamps, a hand built desk and chair and two in-built wardrobes with shelves and hanging space. (4.61 x 4.4 m)
Family Shower Room:
Cross the landing outside Bedroom 6 and you’ll find another spacious and elegant Shower Room, with a large corner shower, toilet, washbasin, vanity unit and large mirror. This Shower Room also has an original window seat - the perfect spot to sit and dry off or place a towel and clothes.
Head up the carpeted staircase, with a banister, to a small landing that sits between the two twin bedrooms tucked away in the converted loft. Both bedrooms feature the original, exposed A-frame timbers, and, unlike, many loft rooms, the ceilings are high enough so that all but the extremely tall won’t bump their heads on the beams!
Attic Twin Rooms Bedroom 7 - Family bedroom:
Turn right at the top of the stairs to the family bedroom with one king-size bed and one single. The room has a storage cupboard, three comfy floor cushions, sisal carpeting and a Persian-style rug. There are great views from the dormer window (with blind) out over the rooftops of the other Matara Centre buildings and down to the kitchen courtyard below. (Note: the door off this bedroom leads to a private storeroom and is kept locked.) (4.88 x 4.52m)
Bedroom 8 - Twin 2:
Turn left at the top of the stairs to the second of the twin rooms with two standard-size single beds on pretty, white iron bedsteads each with a bedside table and lamp. The room has a small corner cupboard for hanging clothes, a unique standing desk-cum dressing table with a mirror above, a Lloyd Loom armchair, sisal carpeting and a Persian-style rug. There are great views from the dormer window (with blind) out over the rooftops of the other Matara Centre buildings and down to the kitchen courtyard below. (4.88 x 4.52m)
Kingscote Park House sits on 28 acres of community public parkland, lovingly tended land where guests, as well as the public, can enjoy several formal gardens, an eight-sided labyrinth, woodland paths, a series of small lakes and parkland, and public footpaths, including the Cotswold Way, right on the doorstep, and the village pub just steps away.
Directly outside the Kitchen is a beautiful, secluded private courtyard garden with a lily pond, seating and BBQ - all for the private use of guests staying at Kingscote Park House. A delightful stone archway leads through to another patio where there is a hot tub for guests' private use. The hot tub can also be accessed via the Sun Room.
The owner/custodian of the Matara Estate has dedicated much of the last 25 years to converting the 28 acres that surround the House from grassland – once grazed by racehorses* to the beautiful gardens and parklands seen today. Half of the land has been set aside for rewilding and the creation of four major habitats where deciduous plants and wildlife are thriving and teeming with fauna and flora. To date, the staff at Matara have planted over 1,500 trees in the parkland. A private tour can be arranged – just ask the caretaker on your arrival. (*In 1820, Sir Thomas Henry Kingscote laid out a racecourse in the grounds, the round course was a mile and a half long with a straight run of six furlongs!)
Full List of Facilities
Sleeps 19 in 9 bedrooms across 7 king-size, 1 twin room and a family room
5.5 bathrooms: 2 family bathrooms; 3 family shower rooms; 1 cloakroom
Private hot tub - seats 6
Parking – unrestricted for all guests
28 acres of parkland, 11 formal gardens, a nascent labyrinth, woodland and a series of small lakes.
3 open fireplaces – logs and kindling supplied for guests’ first two fires
All bed linen, bath towels and tea towels provided
Cleaning starter pack: dishwasher tablets, scourer, cloth, washing up liquid, bin bags
Bathroom essentials: hand soap, toilet paper, shampoo, conditioner, shower gel
Heating and hot water e.g. via central heating with individual thermostat controls.
2 TVs: 1 in the kitchen/dining area; one in the library
Bluetooth Bose speaker in the kitchen
Dog friendly: max. 2 small/medium dogs (must be kept on a lead when outside)
Fully equipped kitchen with toaster, kettle, utensils, crockery, cutlery, glassware (champagne flutes, tumblers and wine and water glasses) cafetieres, bakeware and tins, food preparation (grater, jug, sieve), wide choice of type and size of saucepans, bread bin, bowl and stick blenders, kitchen foil, cling film, kitchen paper.
Ovens: 5-oven Aga and electric oven with induction hob
Ironing board, iron, clothes airer
Baby/Child Equipment: highchair, travel cot (cot linen not supplied)
Outdoor patio/seating area
Garden furniture – seats all guests
BBQ (gas - provided)
In-house chef if required
Safety equipment: fire extinguisher, fire blanket, carbon monoxide monitor, smoke alarm. Full emergency exit instructions provided in each room.
On your Doorstep
Supermarkets and Shopping:
The nearest food shops to Kingscote Park House are in Wotton-under-Edge (5 miles) where there is a small Tesco, a well-stocked Coop, two bakeries, a deli and a butcher.
Hunters Hall (35 metres)
Kingscote Barn (1.5 miles)
The Gumstool & The Conservatory at Calcott (2 miles)
Kingscote Park House is surrounded by fabulous Cotswold countryside with great walks and cycling routes on the doorstep. From every direction, the house looks out across formal gardens, community parkland, courtyards and water features – some 28 acres of beautifully tended land for you to explore.
Places to Visit:
Owlpen Manor (2.5 miles)
National Trust's Newark Park (4.5 miles)
Westonbirt Arboretum (6 miles)
Train - Cam (7.5 miles), Stroud Train Station (9.5 miles)
There is so much to discover in the Cotswolds, why not have a look at some of our favourite Bolthole Retreats Experiences
Points of Note
Parking: There is parking for up to 8 cars in the car park adjacent to Kingscote House, additional parking available on request
Dog friendly: Two well-behaved dogs are permitted at a cost of £25 per dog (payable on booking.) Please ensure dogs are kept downstairs and off the furniture.
Kingscote Park House is a beautiful old house in the countryside with exposed beams in the attic rooms, slightly uneven, original flooring in places, and the odd creaky floorboard. In addition, as with any character country property, there will be some creepy crawlies in the House such as harmless flies, spiders, beetles, woodlice, and ladybirds. It is impossible to keep them all out, and a few come back in or creep out of holes as soon as the housekeeper's back is turned! All these things are normal. But if they concern you, you may wish to consider another property.
Safety of Children: there are several water features and open staircases on site, so please ensure children are supervised at all times inside and outside the house
Guests with mobility restrictions: The House has three floors with stairs between floors. However, the House has a ground floor double bedroom, but only a toilet/washbasin on the ground floor (up three stairs to the toilet itself). The nearest bathroom is on the first floor either up the main staircase or up the stairs near the Kitchen
There is a private hot tub available for guests to use. Please follow the hot tub guidelines and do not leave children unattended.
The two courtyard gardens that lead directly from the house and the hot tub are for the private use of the guests staying at Kingscote Park House.
The large lawn and surrounding 28 acres of community public parkland and gardens are used by the public and weddings on occasions.
When playing the jukebox, please respect Matara staff working in the adjacent office and keep the sound to a minimum between 9am and 5pm.
Walking & Cycling Guides
Walking & Cycling Guides
My friends and I had a small reunion and this property was above and beyond our expectations. The home itself is flawless and stunning, each room was beautiful! Photos cannot do this home and property justice! The outside property is stunning, the gardens are phenomenal and every way you turn there is something beautiful to see.
The staff working around the property were an absolute pleasure and were very helpful with every request we had.
I cannot recommend this highly enough for any get together or event!
The village of Kingscote has a fascinating history dating back to Roman times, as does the Kingscote family who had an unbroken line through seven centuries of landed gentry to the sister of William the Conqueror. Kingscote Park House is surrounded by fabulous Cotswold countryside with great walks and cycling routes on the doorstep. The House is just a few minutes’ walk to the local pub and about a 15-minute drive to the popular Cotswold towns of Tetbury, Nailsworth, Wotton-under-Edge and Stroud, all offering an excellent variety of shops, restaurants and bars. Local attractions such as Newark Park (National Trust), Westonbirt Arboretum, Woodchester Mansion, Highgrove and Badminton are all within 15 minutes’ drive.
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