HERONS SOUTH STOKE F OXFORDSHIRE.

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1 HERONS SOUTH STOKE F OXFORDSHIRE

2 HERONS SOUTH STOKE F OXFORDSHIRE Goring on Thames - 2 miles F Wallingford - 4 miles F Reading -12 miles F Oxford -16 miles F Henley on Thames - 12 miles F M4 at Theale (J12) -12 miles F M40 at Lewknor (J6) -12 miles F Mainline Station at Goring on Thames miles (Distances approximate) Situated within this historic Thameside village between Goring on Thames and Wallingford and set in a particularly scenic landscape with the Chiltern Hills and Berkshire Downs on either side of the River. An individual detached house of impressive proportions with flexible accommodation of 3570 sq ft arranged over 3 levels with attractive design features, set in South-West facing grounds approaching half an Acre with delightful far reaching rural views. Reception Hall Inner Hall Kitchen & Vaulted Dining Room with wood burning stove Larder Room Sitting Room with open fire Utility Room Cloakroom Drying Room Basement Storage Rooms Master Bedroom with En-Suite Bathroom Guest Bedroom with En-Suite Shower Room 2 Further Bedrooms Family Bathroom Mature Gardens & Grounds with delightful Views Private Driveway Double Garage Cellar Study Garden Room In all the plot amounts to approximately 0.42 Acres

3 SITUATION The pretty Thameside village of South Stoke situated between Reading and Oxford, lies on the East bank of the river, set between the Berkshire Downlands and the Oxfordshire Chilterns in the wide River valley opposite the village of Moulsford, surrounded by scenic rural countryside designated an Area of Outstanding Natural Beauty. Largely unspoilt with only a limited amount of modern development, the village has a fine main street with many interesting period properties, some dating from the 16th century. Historically the village retains a close connection with Christchurch College in Oxford which was given land and property by Henry VIII at the time of the Reformation in the Middle Ages and as a result of this the timeless country way of life survives even today. Local amenities include a highly regarded traditional Inn The Perch & Pike, a popular Primary School, a village hall with recreation ground, a thriving Community Shop and a regular bus service between Wallingford Goring and Reading. The River Thames is within easy walking distance at each end of the village offering boating and recreational facilities including walks along the River Path to Goring and Wallingford. The historic Ridgeway Path also runs through the village, having crossed the river at Goring on Thames from Streatley, continuing along the riverbank to North Stoke where it leaves the Thames and continues up onto the Chilterns and the Icknield Way. The nearby village of Goring on Thames offers more comprehensive shopping facilities including a modern health centre, dentist, library, several Olde Worlde Inns, a Boutique Hotel, range of restaurants, two Riverside Bistro/Cafés, and a mainline railway station providing fast commuter services up to Reading and London (Paddington) in well under an hour. The larger historic town of Wallingford granted a Charter by Henry 11 in 1155, is also close by and has first class shopping facilities including a Waitrose. The major centres of Reading, Oxford, Newbury and Henley on Thames are all within easy driving distance as are the M4 and M40 Motorways.

4 PROPERTY DESCRIPTION Originally built in 1946 and substantially enlarged in 2001 with imaginative design, incorporating a split level arrangement. The front door opens into a large and welcoming Reception Hall, with fireplace and stairs leading down to the principle living accommodation on the lower ground floor, where there is a contemporary fitted open plan Kitchen with impressive larder room, stunning vaulted Dining Room with wood burning stove, spacious Sitting Room with fireplace, Utility Room, Cloakroom, and a number of basement rooms providing excellent cellar storage. On the upper ground floor is a large Garden Room, Study, Master Bedroom with fitted wardrobes and en-suite Bathroom, two further Bedrooms and a family Bathroom. A further staircase leads up to an additional Bedroom with en-suite Shower Room. A remarkable home of considerable size, very flexibly arranged and affording accommodation & storage of approximately 3570 sq ft.

5 GARDENS & GROUNDS The house is approached via a gravelled driveway, providing ample private parking space and with detached garage off to one side. Pedestrian access can be gained to the rear around both sides of the house. To the rear of the house lies a magnificent expansive lawned garden, interspersed with various shrubs, trees and borders adding interest, and with a delightful rural outlook and far reaching views over the adjoining nature reserve and open countryside beyond. Enjoying a superb South-Westerly aspect, there are various seating areas for al-fresco dining and entertaining including a large paved patio wrapping around the sitting room and dining room and a raised decked terrace leading from the garden room, underneath which is useful cellar store. In all the gardens & grounds are approximately 0.42 Acres.

6 Herons, The Street, South Stoke, Reading, RG8 0JS Approximate Gross Internal Area = sq m / 3173 sq ft Garage = 23.8 sq m / 256 sq ft Basement Storage = 13.1 sq m / 141 sq ft Total = sq m / 3570 sq ft GENERAL INFORMATION Services: All main services are connected. Central heating and hot water from gas fired boiler. Council Tax: E Energy Performance Rating: D / 55 Postcode: RG8 0JS Local Authority: South Oxfordshire District Council Telephone: VIEWING Strictly by appointment through Warmingham & Co. Dining Room 5.38 x '8 x 14'9 Kitchen 3.75 x '4 x 11' x '10 x 6'4 Storage 2.65 x '8 x 8'0 Sitting Room 5.90 x '4 x 17'6 Utility 2.96 x '9 x 8' x '1 x 7'1 B Balcony 6.35 x '10 x 18'2 Dn Conservatory 3.89 x '9 x 11'6 = Reduced headroom below 1.5m / 5'0 Bedroom 3.80 x '6 x 10'11 Games Room 4.57 x '0 x 8'7 T Master Bedroom 6.24 x '6 x 14'6 Bedroom 6.74 x '1 x 10'0 Basement Storage 3.63 x '11 x 11'6 (Not Shown In Actual Location / Orientation) Garage 5.61 x '5 x 14'0 DIRECTIONS From our offices in the centre of Goring on Thames turn right and proceed up to the top of the High Street. At the Railway Bridge Junction bear left onto the Wallingford Road and leave the village. On reaching South Stoke take the first left turning down into the village, and on reaching the end of the road, the entrance to Herons will be found directly in front of you before the road bears sharply around to the right into The Street. DISCLAIMER The agent has not tested any apparatus, equipment, fittings or services so cannot verify that they are in working order. If required, the client is advised to obtain verification. These particulars are issued on the understanding that all negotiations are conducted through Warmingham & Co. Whilst all due care is taken in the preparation of these particulars, no responsibility for their accuracy is accepted, nor do they form part of any offer or contract. Intending clients must satisfy themselves by inspection or otherwise as to their accuracy prior to signing a contract. Basement 7.30 x '11 x 11' x '1 x 7'2 Bedroom 3.36 x '0 x 9'1 Hall 8.46 x '9 x 14'5 Study 3.33 x '11 x 8'0 Lower Ground Floor Ground Floor First Floor (Not Shown In Actual Location / Orientation) FLOORPLANZ Ref: This plan is for layout guidance only. Drawn in accordance with RICS guidelines. Not drawn to scale unless stated. Windows & door openings are approximate. Whilst every care is taken in the preparation of this plan, please check all dimensions, shapes & compass bearings before making any decisions reliant upon them /5 High Street, Goring-on Thames Nr Reading RG8 9AT E: sales@warmingham.com

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