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Quail House

Sandford St Martin

Dog Friendly
Local Pub
Quail House is a beautiful Cotswold barn, originally built in the 1750s and lovingly converted into a stylish, 3-bedroom, 2-bathroom country retreat close to Soho Farmhouse, Chipping Norton, Woodstock and Banbury. Sleeping 6 across a super king-size double and two king-size doubles, this stunning barn conversion has a gorgeous living room, fully equipped kitchen/dining area, a wet room and a bathroom with a huge walk-in shower and a roll-top bath to die for. The roaring fireplace and front and rear garden, lawn and three patios make this home ideal for a winter or summer Cotswold getaway. One well-behaved dog (small/medium) is accepted.

Please note: Regretfully children under the age of 7 years are not accepted at Quail House.

Full Description
As you step through the main gate from Manor Road into the front garden you are greeted with the view of an immaculate barn conversion, bordered by a manicured garden with a patio. A large glass-fronted porch draws visitors up the steps, across the lawn to the front door to discover what lies beyond the cleverly converted and charmingly decorated Quail House.

Head through the front door and into the Living Room and you will immediately feel that you have made a great choice for your Cotswold holiday. The combination of original features - from the solid oak floor (cut from a single Oak tree) to vaulting full-height beams - with contemporary finishes, high-end appliances, fabulous beds, a luxury bathroom and wet room and a glorious outdoor space, make Quail House an exceptional holiday property.

Ground Floor

Entrance Hall/Cloakroom:

The welcoming, spacious and bright entrance porch is the perfect place to hang coats, put on or take off shoes and boots, while perched on the pretty bench, and drop down bags of shopping or suitcases before entering the main house. The stone flooring makes it ideal for storing muddy footwear. The stylish, retro sideboard provides storage for outside furniture cushions.

Living Room:

At the heart of the property is the Living Room, a fantastic room for relaxing and socialising. It is a warm and welcoming space with 18th-century exposed beams and a solid oak floor, cut from a single oak tree, yet feels contemporary with its blend of uber-stylish, retro 70s, mid-century and modern furniture and furnishings, including beautiful, thick damask rose curtains. This spacious room is flooded with light from two sets of French doors opening to the rear garden and windows overlooking the front garden. At the centre of the room is a four-seater sofa, a coffee table and a Chesney wood burning stove (kindling and logs provided for your first fire). A large, flat screen Smart TV is cleverly concealed behind the mirror over the fireplace. In the corner by the window is an inviting antique, wheelback armchair, providing a lovely spot to sit and watch the children in the garden or read a book. A vintage sideboard, chest of drawers, bookcase and objet d’art from around the world provide the personalised finishing touch.

The Kitchen / Dining Area:

To the left of the Living Room is the fully equipped Kitchen and Dining Area opening out through French doors to the rear garden.

The bright and airy kitchen would delight any chef with its plentiful storage and preparation space, polished granite surfaces, high-end appliances, including a Smeg, 5-zone induction hob and oven, fridge, freezer, and full range of bakeware and utensils. The kitchen’s pretty windows and double sink overlook the front garden. At the opposite end to the kitchen is a dining area with a striking exposed Cotswold stone wall and a retro, glass, rectangular table and seating for six. A bi-fold door opens to the garden and the patio where there’s a French, bamboo, bistro-style table and seating for six, bringing a touch of California-style, indoor-outdoor living to the cottage. (Please see Outside for details of the gardens and patios).

Bedroom One – Master:

The vaulted ceiling and original A-frame set the scene for the striking dual-aspect Master Bedroom, with its made-to-order, Soho, super-king size bed with forest green velvet headboard and end-of-bed seat, exposed stone walls, bleached floorboards and French doors opening out to the rear garden. The bedroom is beautifully furnished with Abigail Borg custom-made curtains, a glass-fronted double wardrobe, antique bedside tables with antique reading lamps, a retro-style chest of drawers, a pretty, inlaid wood dressing table with an ornate mirror, seat and power point for a hairdryer (provided). A comfy armchair, positioned near the French doors, provides a lovely place to sit and relax. The bedroom has Sonos speakers.

Downstairs Wet Room/WC:

Sitting between the Master Bedroom and Bedroom Two is the small, but very stylish, Wet Room, featuring charcoal black floor-to-ceiling tiling. The room is equipped with a rain shower, WC, heated towel rail, and washbasin. Alcove shelving provides space for personal items, or you can light tealight candles to create a distinctively spa-like feel. (Note: there is a step up into the Wet Room from the hallway).

Bedroom Three:
This fabulously light and bright bedroom overlooks the front garden and is furnished with a king-size double bed on a Victorian-style bedframe with bedside tables and over-bed reading lamps. The bedroom is styled in a colourful, travel-related theme, with soothing lavender walls and has fabulously thick Abigail Borg floral curtains. The double wardrobe has hanging space and a chest of drawers to one side and an iron, ironing board, hand clothes steamer and clothes airer on the other side.

First Floor

Mezzanine Work Area:

At the top of the stairs is a delightful mezzanine area, with a desk and lamp (with power point) and three velvet and steel chairs. A fitted cupboard provides hanging space for guests in Bedroom Two.

Bedroom Two:

From the mezzanine area, cross over an elevated walkway to this light and airy dual-aspect king-size bedroom, with views over the front and rear garden through Velux skylights (with blinds). The room has a beautiful, exposed Cotswold ironstone wall and is furnished with a chest of drawers, bedside tables with lamps and comfy armchair, and a Murano glass chandelier.

Family Bathroom:

This beautiful bathroom with its contemporary styling, polished limestone flooring and tiles, roll top bath and wet room-style, walk-in shower. The bath is perfectly positioned under the Velux skylights, so that guests can lie back and watch the night sky or the early morning sunrise. A washbasin is set in a pretty, retro sideboard, while the toilet is offset for privacy. A large, heated towel rail is big enough to keep several towels dry and there is plenty of storage for guests personal items.


Quail House has two immaculate, private and enclosed gardens to the front and rear of the house. Stepping in through the entrance gate from the road you’ll be greeted by five amphitheatre-style steps up to the front lawn, with a children’s play area to the right under a majestic tree. Beyond the lawn, to the side of the entrance porch, is a patio with a table and chairs to seat four, and a parasol. Raised borders with fragrant lavender bushes and other bee and bug-friendly plants wrap around the front of the house, providing a colourful border against the wooden frame of this beautiful 1750s barn conversion. Two sun loungers are provided (and stored under the play area) for guests to relax and enjoy the sunny front garden.

Stepping out to the rear garden, which can be accessed through French doors in the Living Room, the Dining Area or the Master Bedroom, you will find a patio directly outside the dining area - ideal for enjoying an outdoor breakfast, lunch or supper. Step up to a raised lawn surrounded by an impressive Cotswold stone wall (at least 5ft high), then cross the lawn to another patio furnished with sofa seating and a large coal barbecue
Full List of Facilities
  • Sleeps 6 in 3 bedrooms across 1 super-king size bedroom and 2 king size bedrooms.
  • 2 bathrooms: 1 upstairs family bathroom with rolltop bath, shower, washbasin, WC; 1 downstairs wet room with walk-in shower, washbasin and WC.
  • Parking – on street: unlimited, free
  • Private enclosed front and rear garden – secure for one small dog
  • Fireplace with wood burner – starter logs and kindling supplied
  • All bed linen, bath and hand towels and tea towels provided
  • Hairdryer x2
  • Kitchen Starter Pack: teabags, coffee capsules, sugar, milk, salt & pepper, cooking oil
  • Cleaning Starter Pack: dishwasher tablets, scourer, cloth, washing up liquid, bin bags, kitchen paper
  • Bathroom starter pack: hand soap, shampoo, shower gel and toilet paper
  • Heating and hot water via central heating with Nest and individual thermostat controls
  • Dog friendly: one small dog welcome. Bed and water/food bowls provided.
  • Free Wi-Fi – Super Fast Broadband (Gigaclear)
  • Sonos sound system throughout
  • TV – large flat screen Smart TV
  • Games: chess set and family board games
  • Fully equipped kitchen with toaster, kettle, Nespresso coffee maker, utensils, crockery, cutlery, glassware (champagne flutes, tumblers and wine and water glasses) cafetiere, bakeware, food preparation (grater, jug, sieve, saucepans, bread bin)
  • Oven/hob: twin oven, 5-zone Induction Range Cooker
  • Microwave
  • Dishwasher
  • Fridge
  • Freezer
  • Washer-dryer machine
  • Ironing board, iron, clothes airer, clothes hand steamer
  • Vacuum cleaner
  • Baby/Child Equipment: not provided
  • Outdoor patios/seating areas
  • Garden furniture: back patio table and chairs for 6; BBQ patio with 2 sofas, armchairs and table; front patio with table and chairs for 4; 2 sun loungers.
  • BBQ (charcoal) – utensils provided in credenza (sideboard) in Living Room
  • Safety equipment: fire extinguisher, fire blanket, carbon monoxide monitor, smoke/heat alarm.
On your Doorstep
Supermarkets and Shopping:
There is a village shop in Middle Barton, just 1 mile away – great for an emergency pint of milk, loaf of bread, and eggs. Chipping Norton 8 miles from the village has a Co-Operative food store, a Sainsbury’s local, and Aldi. The town also has a good selection of independent stores, including two butchers, a bakery, and a fishmonger. Larger supermarkets can be found in Banbury 12 miles away.

Eating Out:
  • The Fox Inn, Middle Barton (1 mile)
  • The Falkland Arms, Great Tew (3 miles)
  • The Red Lion, Steeple Aston (4 miles)
Quail House is at the centre of some great walking country in the Cotswolds and West Oxfordshire. You can explore the village, going past the church to the cricket club. Or for a longer route you have Rousham House and Garden, the Rollright Stones, or the Canal Walks from Lower Keyford.

Places to Visit:
  • Soho Farmhouse (3.5 miles)
  • Blenheim Palace (7 miles)
  • Bicester Village designer shopping outlet (11 miles)
  • Train - Charlbury Station (8 miles) with a direct service into London Paddington
  • Taxis - Excelsior Taxis Limited, A1 Taxis Chipping Norton, Route 55
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
  • Hen, Stag and other same sex groups are not permitted at Quail House. 
  • The front garden entrance and, to a lesser extent, the back garden have stone steps, so please be careful if you have any mobility restrictions
  • There is a raised walkway, with a railing, between Bedroom Two and the Family Bathroom. Please be mindful of the height above the ground floor.
  • The entrance to the downstairs Wet Room has a step up into the room. Please take care.
  • Sandford St Martin is a beautiful, little Cotswold village; however, it doesn’t have a pub or shop. The closest shop for emergency items is Middle Barton Stores, 1 mile away and the closest pub is The Fox Inn, Middle Barton or The Falkland Arms, in Great Tew (2 miles).
  • Parking is on the road either outside the property or across the street by the war memorial. We advise avoiding the curve in the road.
  • One small dog is permitted at Quail House for an additional fee
  • Regretfully children under the age of 7 years are not allowed
  • 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


Booked this house for a long weekend with family. It was the perfect base. House was beautiful and had everything we needed. Great location for lots of walks from the house.
| 30/10/2021
We had a wonderful long weekend in the beautiful Quail House. So much thought and detail has gone into making this house such a perfect escape haven! We had a fantastic reunion of friends weekend, long overdue and it felt home from home. A few of us are soho house members, so this worked wonderfully to utilise all the facilities at the farm, but actually have your own space to properly relax and enjoy a cosy night in and a chilled morning all around the breakfast table! It’s only a 8 min drive to the farmhouse and the taxi home when we all wanted to drink was £15 and super easy to organise! It was so good to get out of the city and enjoy a super luxurious weekend away! We noticed all the detail of soho home interiors, Crockery etc! We loved it all. Super taste and lovely touches from the owners travels! Can’t recommend enough! We are already aligning diaries for the return! Thank you Cher
| 13/10/2021
Quail House was stunningly beautiful, great location and catered for everything we required. Super lovely that towels were provided too as it was one less thing to worry about packing! The living room was comfortable for relaxing and great that Netflix and other similar apps were available to watch whilst relaxing. The Sonos system throughout the house was lovely for listening to music as well whilst chatting. The little touches of having a pre-filled kitchen with teabags, dishwasher tablets etc. made everything that bit easier. Communication was very precise and clear and had no problems entering the property when we arrived. Will definitely look to visit again and look at other possible Bolthouse Retreat properties.
| 13/09/2021
Lovely house, very comfortable and attractively furnished. Everything that could be needed was found in the kitchen. Nice garden and sitting area.
| 29/08/2021
We were super-lucky to be able to rent this gem of a house, probably because it is relative newcomer. It is absolutely beautiful - a good quality barn conversion that has been tastefully furnished/designed by the owner. The beds are comfortable with high-end linens and towels. It felt very luxurious and a treat to stay here. We would love to return.
| 08/07/2021


The village of Sandford St Martin is a great location for exploring Oxford (14 miles), Woodstock and Blenheim (7 miles) and the north-eastern end of the Cotswolds, particularly Chipping Norton, just 7 miles away. It is a very pretty and tranquil village, with mostly period, Cotswold ironstone houses and a church, St Martin’s, dating back to 1273. Opposite the church is the impressive Sandford Park, a Grade II* listed building built in 1700 with a 18th-century wing. Take a stroll around the village to the cricket green and you’ll feel as if you have stepped back in time. Walk a little further on one of the many footpaths and bridleways to the picturesque villages of Ledwell, Little Tew and Great Tew.

Despite being in a tiny little village off the tourist track, Quail House has the benefit of good road links to junctions 9 and 10 of the M40, just 12 miles and 9 miles to the south-west and east respectively, making the journey just over two hours to either Central London or Birmingham.

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