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Home , East Hagbourne

Lower farm EAST HAGBOURNE •

Lower farm EAST HAGBOURNE • OXFORDSHIRE

Striking 17th century house with six bedrooms and Victorian extensions.

6 Bedrooms • 3 Bathrooms/Shower room

Hall • Sitting room • Dining room • Drawing room • Study Kitchen / Breakfast room • Utility room • Garden room/playroom • Cloakroom

Off road parking • Double garage • Electric wooden gates

Garden and grounds in all about 0.5 acres

Didcot Parkway Train Station 1.5 miles Abingdon 11 miles • 17 miles • Newbury 18 miles Reading 20 miles • 20 miles • London 68 miles Trains from Parkway to London Paddington 40 minutes (All distances and times are approximate)

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. Lower Farm • Lower Farm is a magnificent 17th century country house with Victorian extensions set in the heart of the village, set back from the road behind wooden gates.

• The property has excellent accommodation for a family over 3 floors including six bedrooms on the 1st and 2nd floors. The 2nd floor could be transformed into a master bedroom suite subject to planning and building regulations.

• On the ground floor there is a kitchen / breakfast room with a vaulted ceiling and French doors that form the hub of the home. There is also an ample drawing and sitting room separated by an open fireplace.

• There is a large utility room that links the double garage and garden room to the main house, as well as a large downstairs shower room.

• To the front of the house there is off road parking and the private south facing garden is about 0.5 acre in total including a variety of rose beds, mature shrubs, attractive trees and lawn.

• Lower Farm has been improved over a number of years yet the key period features remain including high ceilings, character fireplaces and exposed brick with patterns of different colours. East Hagbourne, Oxfordshire The pretty village and of East Hagbourne is now part of Oxfordshire following the 1974 boundary changes when it was said to be in . East Hagbourne has a 17th century “public house”; The Fleur de Lys.

East Hagbourne has a Church of Primary School on Main Road. Opposite the school is Hagbourne Village Hall, shared by East and and used regularly for village events. In 2010 the building was extended with an additional meeting room, new toilets and storage.

There is a small Post Office and a village shop in New Road.

In 1996, 1999, 2003 and 2004 East Hagbourne was awarded the title of “Best Kept Village in Oxfordshire”. In 2009 the village was one of nine UK finalists in the Royal Horticultural Society’s “” competition. Didcot is a thriving town just 1.5 miles away and offers local shopping and leisure facilities together with an excellent train station from Didcot to London Paddington (45 minutes).

The market towns of Wallingford, Abingdon and Wantage are all within 7 miles of East Hagbourne whilst Oxford, Reading and Newbury remain within easy reach.

There is a highly regarded primary school in East Hagbourne and secondary schooling at Didcot. A wide variety of independent private schools are easily accessible at , (Cranford House & Moulsford Preparatory School) Abingdon (St Helen & St Katherine, Abingdon School & Our Lady’s Abingdon, Radley College) and Oxford (Magdalen College, St Edwards, Headington & Oxford High). Prep schools in the area include the Dragon, Summerfields, Chandlings, St Hugh’s and The Manor. Directions (OX11 9LJ) Services Local Authority From Oxford take the A34 southbound towards Abingdon for Mains gas, electricity, drainage and water. District Council, tel: 01235 422422. around 12 miles leaving at the Milton interchange. From the Milton Fixtures and Fittings roundabout take the A4130 for 2 miles driving past Didcot Parkway on the Station Road. At the next roundabout take the second exit All those items regarded as tenant’s fixtures and fittings, together southbound down Jubilee way which becomes New Road. Lower with the fitted carpets, curtains and light fittings are specifically Farm is found on the left hand side in the centre of the village excluded from the sale. However, certain items may be available by before you reach the public house. separate negotiation. Approximate Gross Internal Floor Area = Reduced headroom below 1.5m / 5'0 = 355.7 sq m / 3829 sq ft Garage = 49.6 sq m / 534 sq ft Bedroom Total= 405.3 sq m / 4363 sq ft Eaves 4.45 x 3.20 Eaves Access 14'7 x 10'6 Access (Including Mezzanine)

This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on B B the last page of the text of the Particulars T

Void Garage 3.46 x 3.32 8.69 x 5.65 11'4 x 10'11 28'6 x 18'6 Dn Dn

Eaves Study Access 3.70 x 3.29 Bedroom 12'2 x 10'10 4.49 x 3.23 Eaves 14'9 x 10'7 Access Utility Room 3.58 x 3.15 Garden Room 11'9 x 10'4 9.47 x 3.22 Second Floor Second Floor 31'1 x 10'7

Sitting Room Bedroom 5.57 x 4.44 Kitchen 4.58 x 4.32 Mezzanine 18'3 x 14'7 4.64 x 3.95 15'3 x 13'0 15'0 x 14'2 3.64 x 3.08 11'11 x 10'1 Dn

Dn Up Bedroom 4.63 x 2.93 Up 15'2 x 9'7 Dining Room Drawing Room 5.83 x 4.61 Bedroom 5.14 x 4.10 19'2 x 15'1 5.22 x 4.22 17'2 x 13'10 16'10 x 13'5 Bedroom Up 4.61 x 2.91 Up 15'1 x 9'7

IN Ground Floor First Floor

Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on Energy Efficiency Rating 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 agent has any authority to 01865 790077 make any representations about the property, and accordingly any information given is entirely without responsibility on 280 Banbury Road, 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 and distances given are approximate only. 77 Summertown, Oxford OX2 7ED 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 obtained. A buyer or lessee must find out by inspection or in 57 [email protected] 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 without notice. Viewing by appointment only. Particulars dated April 2017. KnightFrank.co.uk Photographs dated March 2017. 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.