LITTLE ORCHARD – ROAD www.warmingham.com UPPER LITTLE ORCHARD – YATTENDON ROAD  BERKSHIRE

 Reading - 7 miles  Oxford - 19 miles  Henley on Thames - 13 miles  Newbury - 10 miles  M4 (J12) - 6 miles  M40 (J6) - 15 miles  Heathrow - 40 miles  Mainline Railway Station to London Paddington within the hour – 2 miles (Distances and times approximate)

An attractive and imposing family residence of approximately 3,839 sq ft enjoying a peaceful and idyllic setting within its grounds of approximately 3 Acres including over an acre of private woodland. Built in 2006 for the current owners to an exacting standard with quality fixtures and fittings evident throughout, having accommodation of 5 Reception Rooms and 5 En-Suite Bedrooms all enjoying breath taking views over the grounds and open countryside beyond. Privately approached via a sweeping gravelled driveway with detached garaging and car port spaces for 6 vehicles.

 Prestigious village location within close driving distance of extensive amenities, schooling, mainline Railway Station to London Paddington & scenic Riverside

 Glorious Far Reaching Countryside Views

 Covered Entrance Porch  Double Height Reception Hall with Fireplace  Cloakroom

 Kitchen / Breakfast Room  Utility Room with Side Entrance

 Dining Room  Sitting Room with Fireplace  Family Room  Study with Fireplace

 Gallery Landing

 Master Bedroom with En-Suite Bathroom  4 Further En-Suite Bedrooms

 Detached Double Garage  Detached Car Port  External Storage Rooms

 In all approximately 4,611 Sq Ft

 Lawned Gardens of approximately 1.7 Acres  Private Woodland of approximately 1.2 Acres  In all grounds of approximately 3 Acres LOCATION The village of Upper Basildon sits on the edge of the Berkshire Downlands in an area of ‘Outstanding Natural Bradfield College, the well known Public School located some three miles from Upper Basildon, has excellent Beauty’ with far reaching scenic countryside surrounding it on all sides. leisure, fitness and sports facilities including a large indoor swimming pool all of which are available for use by members of the public. The facilities also include squash, badminton and tennis courts, hockey and a 9-hole The village itself offers a range of amenities including a parish church, community Post Office, highly regarded golf course. C of E primary school, and a traditional Public House serving local ale and food. A splendid new village hall which has become the centre for a variety of community sports and activities utilising its adjoining sports field In addition to having its own well revered primary school, locally the area is also extremely well served by and tennis courts exists also. A local bus company runs a limited service from the village to on an excellent range of both state and private schooling, of particular note; Bradfield College, Pangbourne Thames, Reading, Streatley on Thames and Goring on Thames, where a mainline railway station with fast College, Downe House, Cranford House, Moulsford Preparatory, Abingdon Boys and The School of St Helen commuter services up to London (Paddington) in well under the hour (25 minutes from Reading) can be found. & Katharine. PROPERTY DESCRIPTION central hall, as well as a Cloakroom and contemporary Kitchen/Breakfast Room with adjoining Utility Room Built for the current owners in 2006 to a very high standard, Little Orchard is a detached country home of and side entrance. Many rooms have double doors leading out into the delightful gardens and grounds. beautiful traditional design and impressive proportions, standing within grounds of approximately 3 Acres and The oak staircase leads up from the hall to a bright gallery landing leading to the five Bedrooms, all with having wonderful open countryside views. The entrance is via a large oak framed porch with tiled roof, through luxurious En-Suite Bathrooms or Shower Rooms, and each having a wonderful open view. Large windows a solid oak front door and into a striking double height Reception Hall with large windows and fireplace, a and high ceilings provide a magnificently light and airy feeling throughout, enhancing the glorious countryside beautiful reception room in itself and excellent entertaining space. Four principle Reception Rooms lead off the setting.

Little Orchard Yattendon Rd, Upper Basildson, RG8 8NR Approximate Gross Internal Area = 356.7 sq m / 3839 sq ft N Garage = 71.7 sq m / 772 sq ft Total = 428.4 sq m / 4611 sq ft (Excluding Void / Carport) Storage 8.77 x 3.89 28'9 x 12'9

Garage - First Floor

Carport 6.94 x 4.96 Storage 22'9 x 16'3 Garage Carport 6.64 x 5.63 5.63 x 3.44 21'9 x 18'6 18'6 x 11'3 = Reduced headroom below 1.5m / 5'0 (Not Shown In Actual Location / Orientation)

Feet 0 5 10 Master Bedroom Garage - Ground Floor 0 1 2 3 Metres 4.72 x 4.41 (Not Shown In Actual 15'6 x 14'6 Location / Orientation) Sitting Room 7.39 x 4.68 24'3 x 15'4 Kitchen / Bedroom 2 Breakfast 5.67 x 4.01 Room 18'7 x 13'2 5.99 x 4.00 B 19'8 x 13'1

Family Room Reception Bedroom 5 Void T 5.01 x 4.28 Hall Utility 5.03 x 4.27 16'5 x 14'1 10.49 x 5.02 5.00 x 2.50 16'6 x 14'0 Void 34'5 x 16'6 16'5 x 8'2 Dining Room Bedroom 4 4.30 x 4.02 4.35 x 4.02 14'1 x 13'2 T 14'3 x 13'2

Study 4.96 x 4.73 Bedroom 3 16'3 x 15'6 4.72 x 3.19 15'6 x 10'6 OUTSIDE Up Privately approached via a long and sweeping gravelled driveway leading off a small country lane, Little and entertaining. Flanking the lawns is approximately 1.3 Acres of private woodland belonging to the Ground Floor First Floor Orchard stands impressively within its 3 acre grounds, enjoying spectacular views in all directions over property, with the principle gardens being approximately 1.7 Acres. The driveway leads up to a Double the adjoining rolling open countryside. The house is surrounded by lawned gardens with mature trees Garage, four further Car Port spaces and ample additional parking and turning space. Entirely private FLOORPLANZ © 2019 0203 9056099 Ref: 224924 and hedged boundaries. Situated around the garden are various seating areas including a large paved and secluded and situated in an advantageous elevated position on the fringe of the village, the property This plan is for layout guidance only. Drawn in accordance with RICS guidelines. Not drawn to scale unless stated. Windows & door openings are approximate. terrace leading directly off the house facing South and West providing an ideal location for outside dining enjoys a simply stunning setting. 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: Mains electricity, water and drainage are connected to the property. Oil fired underfloor heating throughout & pressurised hot water. Council Tax: H Postcode: RG8 8NR Energy Efficiency Rating: D / 66 Local Authority: District Council - Tel: 01635 42400

DIRECTIONS From Warmingham & Co offices in the centre of Goring turn left and proceed down the High Street, across the river bridge and up to the top of Streatley High Street where at the traffic lights turn left signposted for Pangbourne. On reaching in approximately 2 miles, turn right opposite the garage into Park Wall Lane. Follow this road into the village of Upper Basildon at which point Park Wall Lane becomes Bethesda Street. Proceed up Bethesda Street and turn left at the end onto Road. Follow the road until reaching the Red Lion public house, where at the small cross roads turn right into Yattendon Road. The driveway for Little Orchard will be found a short way down the lane on the right hand side.

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. 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

01491 874144 4/5 High Street, Goring-on Thames Nr Reading RG8 9AT E: [email protected] www.warmingham.com