TILIA HOUSE LIME TREE ROAD GORING ON THAMES OXFORDSHIRE www.warmingham.com
TILIA HOUSE LIME TREE ROAD GORING ON THAMES OXFORDSHIRE High Street shops, River Thames and railway station (London Paddington within the hour) 2/3 Minutes Walk Reading (London, Paddington 27 minutes) 11 Miles M4 (J 12 ) - 11 Miles M40 (J6) - 14 Miles Henley on Thames - 12 Miles Oxford - 19 Miles Wallingford - 4.5 Miles (Distances and times approximate) Privately situated in delightful professionally landscaped gated gardens & grounds of approximately ¼ of an acre, this stylish newly built residence is idyllically situated in one of the most prestigious locations within this desirable riverside village, being just a short walk to The River Thames, high street shops, primary school, mainline railway station providing direct access to London within the hour, and yet also conveniently placed for Oxford, Reading, and the M4 & M40. Tilia House is a stunning architect designed home of approximately 4,289 sq ft, built to an exacting standard with striking elevations of particular architectural note, which reach for the now, whilst also being indicative of the historic local vernacular. Affording stylish and high-quality fixtures and fittings throughout, with a most impressive internal design, both an open plan and traditional layout are enjoyed, including 5 bedroom suites, 2 with dressing rooms, 5 bathrooms, and 6 reception rooms, with vaulted ceilings, a galleried reception hall and landing, and a charming fireplace to the drawing room being encompassed, providing for an exquisite family home in a most charming and convenient location, with early viewing being highly recommended An Exquisite Newly Built Family Home Of Impressive Architectural Design With 10 Year NHBC Warranty Prestigious Central Village Location Within Walking Distance Of Extensive Amenities, Primary School, Mainline Railway Station To London Paddington & Scenic Riverside Covered Entrance Galleried Reception Hall Cloakroom Kitchen / Breakfast Room Utility Room Vaulted Dining / Family Room With Bay Window Bench Seat & Fireplace With Log Burner Drawing Room With Fireplace & Log Burner & Bay Window Sitting Room With Bay Window Study Galleried Landing To 1st Floor Airing Cupboard Master Bedroom Suite With Fitted Dressing Room & En-Suite Bathroom Bedroom Suite With En-Suite Bathroom 2 Further Bedroom Suites With En-Suite Shower Rooms Galleried Landing To 2nd Floor Walk-In Store Room Guest Bedroom Suite With Fitted Dressing Room & En- Suite Shower Room & Lantern Lights Walk-In Plant / Store Room In All Approximately 4,289 Sq Ft Southerly Facing Professionally Landscaped Gated Gardens & Grounds Of Approximately ¼ Of An Acre
LOCATION The much prized village of Goring on Thames occupies a stunning location in the scenic Thames Valley set between the Chiltern Hills and the Berkshire Downlands as it flows from Oxford down to Reading, the area known geographically as the Goring Gap and designated an A.O.N.B. In 2009 Goring was awarded the prestigious Oxfordshire village of the Year and also the coveted best in South of England title. The central part of Goring is a Conservation Area and has a wealth of interesting period properties many Listed being of significant architectural and historical interest dating from the 16th Century. The ancient Ridgeway Path linking the West Country with East Anglia also runs through the village on its journey from the Berkshire Downs up on to the Chilterns. This stretch of the River the longest between locks, is regarded as one of the most beautiful and is forever associated with Kenneth Graham s immortal book Wind in the Willows as well as Jerome K Jerome s book Three Men in a Boat which actually mentions Streatley in its narrative. Recognised as a thriving community there are a wide range of clubs, societies and special interest groups to suit people of all age groups. There is a highly rated Primary school and in the local area are a first class choice of both state and private schools with bus collections. The village boasts an excellent range of shops and facilities together with Olde Worlde pubs, a highly regarded Bistro/Café, choice of restaurants, Boutique hotel, Doctors and Dental surgeries and importantly a mainline station offering fast services up to London (Paddington). There is also easy access for the major local towns, including Oxford, Reading and Newbury, the M40 and M4 motorways, the latter linking directly to Heathrow. In 2018 Crossrail services are scheduled to be commencing from Reading which together with the electrifying of the line will significantly improve travelling times to Paddington and central London destinations. Streatley on Thames, on the Berkshire side of the river, is another picturesque village surrounded by hills and woodlands now mainly owned by the National Trust. Fronting onto the river by the bridge crossing over to Goring is the luxury 4 star riverside hotel the Swan renowned for its fine cuisine and Spa and fitness facilities Lime Tree Road lies just to the South of the village centre and High Street, and is a private un-adopted road linking Manor Road with Croft Road in what is generally regarded as the most favoured part of Goring on Thames comprising mainly individual properties in private and mature gardens.
PROPERTY DESCRIPTION Situated in a peaceful and idyllic location within the heart of this popular Thames-side village, Tilia House is a simply striking newly built residence with a wholly relaxing yet engaging ambience, showcasing proudly the architectural attributes of the property, both internally and externally. Built to an exceptionally high standard, predominantly of traditional design with appealing brick and stone elevations, a more striking contemporary note is also evident, most impressive and complimentary. Affording particularly generous accommodation of approximately 4,289 sq ft, an inspired layout can be found, with open plan contemporary living combined impressively with that of a rather more traditional air. To the ground floor, opening through from the covered porch with wide oak front door and flanked glazing, all principle reception rooms lead off a large central galleried reception hall with coat store, including the drawing room with stone fireplace & log burner and bay window with French doors, sitting room with bay window, study, cloakroom, and the kitchen / breakfast room & utility room, whilst from here the vaulted dining / family room dramatically opens through, affording a most pleasing aspect over the patio terrace and gardens through the bi-fold doors and bay window, which boasts a charming bench seat and fireplace with log burner.. A wide splayed Oak staircase and Edwardian style bay stairwell leads up to the first floor and spacious galleried landing, off which is an airing cupboard, the luxurious master suite with bathroom & dressing room, 1 further bedroom suite with bathroom, and 2 further bedroom suites with shower rooms. An impressive open staircase, winds up to the 2nd floor galleried landing with walk-in store room off, and the guest bedroom suite with lantern light, which boats an additional dressing room and shower room with lantern light. A walk-in plant / store room can be accessed from one end of the shower room. Affording stylish and high-quality fixtures and fittings throughout, with a most impressive design to be enjoyed, Tilia House is an exquisite family home in a most charming and convenient location, with early viewing being highly recommended
Tilia House, Lime Tree Road, Goring on Thames, Oxfordshire, RG8 9EY Approximate Gross Internal Area = 398.5 sq m / 4289 sq ft (Excluding Store Room) Feet 0 5 10 = Reduced headroom below 1.5m / 5'0 0 1 2 3 Metres Dining / Family Room Drawing Room 7.40 x 4.02 24'3 x 13'2 Kitchen / Breakfast Room 10.57 x 9.64 34'8 x 31'8 Master Bedroom 4.11 x 3.41 13'6 x 11'2 Bedroom 3 6.03 x 3.91 19'9 x 12'10 T T Plant Room 4.14 x 3.91 13'7 x 12'10 Utility 3.39 x 1.97 11'1 x 6'6 Study 4.06 x 3.53 13'4 x 11'7 Galleried Entrance Hall Sitting Room 5.36 x 4.30 17'7 x 14'1 Bedroom 2 4.01 x 3.52 13'2 x 11'7 Galleried Landing Bedroom 4 4.41 x 4.30 14'6 x 14'1 Bedroom 5 7.05 x 6.88 23'2 x 22'7 Dressing Room Store Room OUTSIDE Privately approached off Lime Tree Road, over wide granite set stones, the property sits quietly behind attractive low lying close boarded fencing and mature hedging, with wide electrically operated timber gates affording vehicular access to the spacious gravelled driveway, and with a further timber pedestrian gate off to one side. The driveway spans the entire width of the property, with a paved pathway leading off to one side, gated, and providing access to the side and rear of the property. The paved pathway works its way along the side and rear of the house, opening up on to a delightfully private and spacious southerly facing stone flagged patio terrace, which enjoys a pleasant aspect over the main lawned garden and grounds, and benefits from having both French doors opening out from the drawing room, in addition to bi-fold doors from the vaulted dining / family room, simply perfect for Al-Fresco dining. Delightfully attractive, the gardens & grounds must be viewed to be fully appreciated and in total extend into approximately ¼ of an acre. Ground Floor First Floor Second Floor FLOORPLANZ 2017 0203 9056099 Ref: 185391 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.
GENERAL INFORMATION Services: All main services are connected to the property. Central heating and hot water from gas fired boiler with pressurised water system, and additional hot water from solar thermal panels discretely sited to the rear roof elevation Postcode: RG8 9EY Energy Efficiency Rating: B / 87 Local Authority: South Oxfordshire District Council - Telephone: 01235 422422 INTEGRATED COMMUNICATIONS An extensive communications & Cat6 ethernet data network consisting of RJ45 data points in all key rooms, gigabit dual band wi-fi access point on ground floor, TV / satellite home distribution network to bedrooms and living rooms as well as standard telephone extension points in strategic rooms. All network equipment housed in central plant room for ease of maintenance and modifications including a 16-Port gigabit network switch and patch panels. CAT6 cabled Ethernet network. TP-Link 16-Port Gigabit Switch TL-SG1016D with 24 way CAT 6 utp patch panel: It has 16 ports offering connection speeds of up to 1,000 Mbps for your network, perfect for ensuring that graphics, CGI, CAD, or multimedia files and other applications with bandwidth-intensive files are transferred across the network almost instantly. Simultaneous Dual-Band WiFi PoE Access Point (1200Mbps AC) Ceiling Mounted - TP-Link EAP225: The latest generation of 802.11ac Wi-Fi combined with advanced 3x3 MIMO technology ensures superior Wi-Fi speeds and coverage over 2.4GHz and 5GHz wireless bands. The EAP225 provides speeds of up to 867Mbps and 300Mbps on the 5GHz and 2.4GHz respectively. Band Steering automatically moves dual band devices onto the wider 5GHz band for faster connections. TV / Sat 8 Way Loft Distribution & Amplifier Unit Labgear LDU608G: Distributes any combination of SKY, SKY+, FM, DAB, UHF and CCTV signals around the home. Built in mode switch optimises the unit according to requirements - either for systems with a satellite receiver, or those without. Built in filter removes interference from 4G mobile phone transmitters. The input signals from UHF IN and CCTV IN will feed directly to the distribution outputs when switch set to UHF&CCTV. If the switch is set to SAT, the Sky box must be used to re-modulate UHF signal and feed to Uplink IN, then distribute to all output ports. Quadplex Plate for Sat/TV/DAB and return cable from satellite receiver is located in the lounge. Compatible with Magic Eye remote control features DIRECTIONS From our offices in the centre of Goring turn left and proceed down the High Street. Turn left opposite the Miller of Mansfield into Manor Road and at the bend in the road by the John Barleycorn Pub continue straight across onto Manor Road again. A short way along, take the first left into Lime Tree Road, and Tilia House will be found on the righthand side in a further 200 metres or so. VIEWING Strictly by appointment through Warmingham & Co. 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 or Knight Frank. 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. www.warmingham.com LICENSED MEMBER LICENSED MEMBER 01491 874144 4/5 High Street, Goring-on Thames Nr Reading RG8 9AT E: sales@warmingham.com www.warmingham.com