RUSH COURT GARDENS www.warmingham.com SHILLINGFORD F OXFORDSHIRE RUSH COURT GARDENS SHILLINGFORD F OXFORDSHIRE

Wallingford - 2 miles F Abingdon - 10 miles F Oxford - 11 miles F Thame - 15 miles F Reading - 17 miles F Goring on Thames - 8.5 miles F Henley on Thames - 14 miles F M40 at J7 - 10 miles F Cholsey Station - 5 miles F Didcot Station - 7 miles (Distances approximate)

A rare opportunity to acquire a unique property in an idyllic situation affording a wealth of possibilities subject to relevant permissions. A 2,129 sq ft single storey property formed from converted period outbuildings, set in stunning mature and completely private gardens and grounds of approaching 2.5 Acres with walled orchard and direct access to the River Thames with frontage of approximately 31 ft. Ideally located with excellent road communications and mainline rail connections nearby with access to London (Paddington) in under the hour.

✦ Entrance Hall ✦ Kitchen/Breakfast Room ✦ Dining / Sitting Room with wood burning stove

✦ Master Bedroom with private Bathroom ✦ Study ✦ Three further Bedrooms ✦ Family Bathroom ✦ Cloakroom

✦ Walled Orchard ✦ River Frontage of approx. 31 ft ✦ Mature Gardens & Grounds in all approx. 2.43 Acres

✦ Private Driveway & Forecourt ✦ 6 Bay Car Port SITUATION Shillingford is a small village lying by the Thames some 2 miles north of Wallingford. The village has A terrible fire destroyed most of the medieval architecture in the town but there are numerous period a number of 18th century houses and a grand brick built bridge dating from 1827 spanning the buildings of great merit dating from the 16th century onwards, notably the Town Hall built in 1670, river. Conveniently situated, being easily accessible for Oxford, Reading, the M40 and M4 and with the 16th century George Hotel (an old coaching inn) and the corn exchange, of Italian design, now a choice of mainline stations locally. a theatre. The ancient town of Wallingford owes its importance largely to its position, approximately mid-way between Oxford and Reading on the Icknield Way, at a natural fording point of the River Thames The town now boasts a population of just over 6,000 and is a bustling market town and popular and therefore on the direct ‘East to West’ route for travellers from as far back as the bronze age up riverside touring centre with a wide range of interesting Artisan shops together with a Waitrose to the 20th century. Supermarket, restaurants and Cafes. Other facilities include a Museum and a Cottage Hospital. PROPERTY DESCRIPTION gardens and grounds of approx. 2.43 Acres and with direct river access, the property affords clear Rush Court Gardens is a unique and unusual single storey residence, converted and extended in potential for redevelopment into a substantial family house subject to relevant permissions. The the 1960’s from original 1922 potting sheds and outbuildings belonging to a larger house, having house currently provides four bedroom and three reception accommodation across a wide footprint appealing brick elevations under a clay tile roof. Set in stunning mature and entirely secluded of 2,129 sq ft.

OUTSIDE numerous fruit trees including apple, pear, greengage, damson and mulberry trees. A side gate The property is approached via a long private driveway, leading down to an open forecourt area provides access between the front and rear, via a small courtyard where the oil tank is located. At the providing ample parking and turning space, with a six bay car port under pitched slate roof, and end of the walled rear garden, a pedestrian gate opens into a further area of land, and leads down separate small brick outhouse with chimney. To the front of the house is an expansive meadow to the Thames where the property owns River frontage of approximately 31ft. Beautifully secluded, garden with an array of mature trees, and to the rear, a beautiful walled orchard garden, with the gardens and grounds extend to approximately 2.43 Acres in total.

GENERAL INFORMATION Rush Court Gardens Shillingford Road, Wallingford, OX10 8LJ Services: Mains water and electricity are connected. Oil fired central Approximate IPMS2 Floor Area = 197.8 sq m / 2129 sq ft (Excluding Carport) heating and hot water. Shared private drainage. Tool Shed = 2.8 sq m / 30 sq ft Council Tax: G Limited Use Area = 1.3 sq m / 14 sq ft Energy Performance Rating: G Total = 201.9 sq m / 2173 sq ft Postcode: OX10 8LJ Local Authority: South Oxfordshire District Council Telephone: 01235 422422

VIEWING Strictly by appointment through Warmingham & Co.

DIRECTIONS From Winterbrook in Wallingford, continue along Reading Road and Carport 18.36 x 6.18 into St Mary’s St. On reaching the one way system bear left into 60'3 x 20'3 St Martin’s St and follow the road through the market square to a

Tool Shed crossroads with traffic lights. At the lights continue straight on into 2.00 x 1.42 Castle St and follow the road out of the town. Continue for just over 1 6'7 x 4'8 mile, where on the right hand side after passing the turning for Rush

(Not Shown In Actual Court nursing home, take the turning into the driveway for Brightwell (Not Shown In Actual Location / Orientation) Location / Orientation) Vineyard. Follow the track past the vines and around the rear of Rush Outbuilding Court, continuing right to the furthest end of the driveway, where Rush Court Gardens will be found.

DISCLAIMER Master Bedroom Feet 4.93 x 4.25 0 5 10 The agent has not tested any apparatus, equipment, fittings or 16'2 x 13'11 services so cannot verify that they are in working order. If required, 0 1 2 3 the client is advised to obtain verification. These particulars are issued Metres on the understanding that all negotiations are conducted through

Sitting / Dining Room = Reduced head height below 1.5m Warmingham & Co. Whilst all due care is taken in the preparation T 9.11 x 5.72 of these particulars, no responsibility for their accuracy is accepted, 29'11 x 18'9 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.

B T Bedroom 4 Kitchen / Breakfast Room 4.91 x 2.18 Bedroom 2 5.13 x 3.33 Study 16'1 x 7'2 Bedroom 3 7.11 x 3.38 16'10 x 10'11 4.19 x 3.34 4.69 x 3.33 23'4 x 11'1 13'9 x 10'11 15'5 x 10'11 www.warmingham.com Ground Floor

01491 874144 4/5 High Street, Goring-on Thames Nr Reading RG8 9AT E: [email protected] Surveyed and drawn in accordance with IPMS: Residential Buildings by fourwalls-group.com 240818 www.warmingham.com