One Acre Grays Lane • Ibstone • High Wycombe • Buckinghamshire One Acre Grays Lane • Ibstone • High Wycombe Buckinghamshire • HP14 3XX

A Stunning family home occupying an enviable position high in the Chilterns

Entrance hall • Drawing room • Dining room Family room • Kitchen/breakfast room • Utility room with w.c Annexe with bedroom/sitting room • Kitchen and shower room Covered walkway to double garage • Gated driveway parking Master bedroom with ensuite bathroom and dressing room Two further bedrooms both with ensuite • Fourth bedroom Family bathroom • Sitting room with access out onto a balcony

Annexe with bedroom/sitting room • Kitchen and shower room Covered walkway to double garage • Gated driveway parking

M40 (J5) 2 miles • Henley-on-Thames 9 miles High Wycombe 11 miles • London 44 miles (All distances are approximate)

Services Mains electricity, water and private drainage, ground source heat pump Local Authority High Wycombe District Council Viewings Strictly by prior appointment with the Sole Agents, Knight Frank LLP Directions (Postcode HP14 3XX) From M40 (J5) proceed South signposted to Ibstone, continuing through the woods and into the village. Pass The Fox public house on the left and the cricket pitch on the right, taking an immediate right turn into Grays Lane (No through road). The entrance gates to One Acre will be found after approximately ¼ mile on the right hand side.

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the text. One Acre One Acre has been carefully designed by the current owners creating a spectacular family home set in an ideal position. The property was built in 2011 with charming features including its brick and timber framing. The house is approached from a no through road, via electric gates onto a gravel driveway with attractive gardens on either side. On entering the property from the front there is a delightful hallway with double-height atrium featuring a wrap-around staircase, complete with glass balustrade, which offers a grand entrance. Leading off to the left is a charming drawing room with a large bay lead window, an inglenook fireplace and bi-folding doors leading out onto a terrace area. The drawing room leads into a spacious dining room with bi-folding doors out onto the terrace, great for entertaining guests.

The spacious kitchen/breakfast room overlooks the front and rear gardens offering a range of built in appliances and skylights and vaulted ceilings creating a bright and airy space. There is a useful utility/boot room leading out to the side of the property with additional units and a w.c. There is a covered walkway providing access into the double garage. An open plan family room offers a seating area within the kitchen/ breakfast room creating additional space for entertaining with bi-folding doors leading out to the rear of the property.

An oak staircase with glass balustrade leads onto a spacious landing where a sitting room can be found leading out onto a large balcony via bi-folding doors taking full advantage of the views overlooking the Turville valley. A spacious master bedroom offers an ensuite bathroom with separate shower and bath, twin basins and w.c and a dressing room. Two further double bedrooms follow both with ensuite. A fourth double bedroom and separate shower room can be found along the hallway. All bedrooms are charming featuring exposed beams and high ceilings. Secondary Accommodation There is an annexe set above the double garage offering a sitting room/bedroom, shower room and kitchen. Grays Lane\n Ibstone, High Wycombe APPROXIMATE GROSS INTERNAL FLOOR AREA S W Main House = 397sq.m (4,269sq.ft) Grays Lane\nGarage Ibstone, = 39sq.m High (425sq.ft) WycombeGrays Lane\n Ibstone, High Wycombe W W APPROXIMATEAnnexe GROSS = 27sq.m INTERNAL (286sq.ft) APPROXIMATEFLOOR AREA GROSS INTERNAL FLOORS AREA S Main House = 397sq.m (4,269sq.ft)Main House = 397sq.m (4,269sq.ft) E N BoilerGarage Room = 39sq.m = 4sq.m (425sq.ft) (44sq.ft)Garage = 39sq.m (425sq.ft) Gardens and Grounds Total = 467sq.m (5,024sq.ft) Annexe = 27sq.m (286sq.ft) Annexe = 27sq.m (286sq.ft)E N E N One Acre is surrounded by pretty gardens mostly laid to Boiler Room = 4sq.m (44sq.ft) Boiler Room = 4sq.m (44sq.ft) Total = 467sq.m (5,024sq.ft) Total = 467sq.m (5,024sq.ft) lawn with flower beds at the front of the property along with various trees and hedging to provide privacy. To the rear of the property there is a spacious terrace area which stretches Utility 4.20 x 3.73 across the full length of the main house. There are steps Dining room 13'9" x 12'3" Boiler 5.97 x 5.13 Utility(Maximum) room Utility 4.20 x 3.73 4.20 x 3.73 leading onto laid lawn along with a pathway leading to the 19'7" x 16'10" ü Dining room 13'9"Dining x 12'3" room Boiler 13'9" x 12'3" Boiler 5.97 x 5.13 (Maximum)5.97 x 5.13 room (Maximum) room Annexe and onto another terrace area. There are lovely views 19'7" x 16'10" Family roomü 19'7" x 16'10" ü Family room Family room across the Turville valley at the rear of the property. Drawing room 10.89 x 9.35 Covered walkway Garage 10.76 x 5.24 ü 35'9" x 30'8" 35'4"Drawing x 17'2" room Hall Drawing room 10.89 x 9.35 6.52 x 6.05 10.89(Maximum) x 9.35 Covered walkway Covered walkway Garage 10.76 x 5.24 10.76 x 5.24 ü 35'9" x 30'8" Garage21'5" x 19'10" ü 6.69 x 5.11 35'9" x 30'8" 6.52 x 6.05 Situation 35'4" x 17'2" Hall 35'4" x 17'2" Hall (Maximum) 6.52 x 6.05 21'11" x 16'9" (Maximum) 21'5" x 19'10" 21'5" x 19'10" (Maximum)6.69 x 5.11 6.69 x 5.11 21'11" x 16'9" 21'11" x 16'9"ü The village of Ibstone is a popular Chiltern village set high in the (Maximum) Breakfast(Maximum) room ü ü Breakfast Sky Breakfast hills above the Hambleden Valley and yet is easily accessible room room Kitchen Sky Sky from M40 motorway via junction 5. Kitchen Kitchen

Ibstone is well placed for idyllic country walks and there is also a popular village pub and primary school. GROUNDGROUND FLOOR FLOOR GROUND FLOOR

Day to day shopping facilities can be found in nearby Balcony Balcony Watlington as well as in the attractive, riverside market towns of Henley-on-Thames and Marlow, with the larger centres of High ü ü Wycombe and Oxford offering a more comprehensive range of ü ü ü ü Bedroom 4 Sitting room BedroomBedroom 2 4 Sitting room Bedroom 2 Sitting room/ Sitting room/ Bedroom5.37 x 3.99 4 10.13Sitting x room5.09 5.085.37Bedroom x 4.45x 3.99 2 10.13 x 5.09 5.08 x 4.45 Sitting room/ shops, schools and recreational facilities. 5.37 x 3.99 Bedroom Bedroom 17'7" x 13'1" 10.1333'3" x x 16'8" 5.09 16'8"17'7"5.08 x 14'7" xx 13'1" 4.45 33'3" x 16'8" 16'8" x 14'7" 6.45 x 4.12Bedroom 6.45 x 4.12 17'7" x 13'1" 33'3"(Maximum) x 16'8" 16'8" x 14'7" (Maximum) 21'2" x 13'6"6.45 x 4.12 21'2" x 13'6" There is a regular commuter rail service to London Marylebone (Maximum) 21'2" x 13'6" from High Wycombe, and the M40 motorway links to the M25 and the national motorway network. Annexe Above Garage Annexe Above Garage Lower level Lower level Annexe Above Garage Lower level Schools in the area include Wycombe Abbey School for girls, Master bedroom MasterBedroom bedroom 3 Bedroom 3 Royal Grammar School in High Wycombe, Sir William Borlase’s 5.38 x 4.43 5.055.38 x 3.324.43 5.05 x 3.32 Master17'8" bedroom x 14'6" 16'7"17'8"Bedroom x x 10'11" 14'6" 3 16'7" x 10'11" 5.38 x 4.43 5.05 x 3.32 Grammar School in Marlow and the Oxford schools which 17'8" x 14'6" 16'7" x 10'11" include Cothill House School, Summer Fields School, Dragon School and Radley College near Abingdon. FIRST FLOOR FIRST FLOOR Dressing room Dressing room FIRST FLOOR 4.05 x 3.05 4.05 x 3.05 13'3" x 10'0" 13'3" x 10'0" Dressing room 4.05 x 3.05 13'3" x 10'0" This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to Denotes restricted head height Denotes restricted head height the Important Notice. © ehouse. Unauthorised reproduction© ehouse. prohibited. Unauthorised Drawing ref. reproduction dig/8257351/LPV prohibited. Drawing ref. dig/8257351/LPV Denotes restricted head height

© ehouse. UnauthorisedImportant Notice 1. reproduction Particulars: These particulars prohibited. are not an Drawing offer or contract, ref. nordig/8257351/LPV part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint 01491 844900 agent has any authority to make any representations about the property, and accordingly any information given 20 Thameside, Henley-on-Thames, is entirely without responsibility on the part of the agents, seller(s) or lessor(s). 2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements Oxfordshire RG9 2LJ and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been [email protected] obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. 4. VAT: The VAT position relating to the property may change KnightFrank.co.uk without notice. Particulars dated May 2016. Photographs dated May 2016. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.