Mulberries ROKE • WALLINGFORD

Mulberries ROKE • WALLINGFORD

Exquisite period house which has been meticulously refurbished and extended with beautiful unspoiled views situated in the hamlet of Roke near Wallingford and Henley-on-Thames. A fine example of mixing old with new.

Master Bedrooom suite with dressing room and ensuite shower room Three further double bedrooms • 3 Bath/Shower rooms and WC

Feature Kitchen / Breakfast room • Walk in pantry • Laundry / utility room Sitting room • Dining room

Double Garage

Planning permission to create office above double garage

Unspoiled views over farmland to the front and back

In all about 0.5 acres of Garden

Benson 2.5 miles • Wallingford 5 miles Didcot Parkway 11 miles (trains to London Paddington in 40 minutes) Abingdon 11 miles • Oxford 13 miles • Thame 13 miles Henley-On-Thames 13 miles • Parkway 14 miles (Trains to London Marylebone in 35 minutes) London 48 miles Haddenham and Thame (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. Property Description • Mulberries is a simply breath-taking country house combining the perfect blend of period grandeur which complements the high end contemporary finish.

• The double storey rear extension is comprised of timber and glass and has added a wonderful Master Bedroom suite and a new Kitchen / Breakfast room which is a special hub for the home.

• Dating back to the 1700’s and one of the oldest houses in Roke; the property has undergone a unique transformation including substantial double story extension over the last 2 years which includes complete rewiring and insulation throughout.

• Original period features include beams and an inglenook fireplace.

• The high specification improvement of the house includes: ‘Rako’ mood lighting system, remote access hardwood electric gates, air source heat pump, bespoke handmade Kitchen, water-based underfloor heating on ground and 1st floors, ‘Charnwood’ log burner, Oak frame supplied by ‘The Green Oak Company’ in Hampshire and Farrow and Ball paper/paint throughout.

• Kitchen appliances are all Miele including latest XL steam oven; whilst all shower/bathrooms were designed by a specialist based in Oxford.

• There are special rural views over surrounding unspoiled farmland to the front and rear.

• Planning permission to create office above double garage.

• Subject to the necessary planning permission and building regulations the Garage could be converted into a separate annexe with additional bedrooms and living space (power and water already installed).

• Land and south facing rear garden are in all about 0.5 acres including a small pond. The landscaped garden has irrigation and lighting systems to front and rear.

Roke, DIRECTIONS (OX10 6JD) Roke is a delightful and peaceful south Oxfordshire hamlet From Henley-On-Thames proceed north on the A4130 for with a strong community spirit. Within the village is the highly approximately 9 miles; driving through Lower Assendon and regarded Home Sweet Home 16th century Public House. Nettlebed. When you come to a fork in the road take the right Various sporting activities and social events are organised hand lane which is the Old London Road which takes you in conjunction with the neighbouring villages of Berrick through the village of Benson at which point the name of the Prior, Berrick Salome and Rokemarsh and the surrounding road changes to Clay Lane. Pass the Shepherd’s Hut public countryside offers many fine walks and cycle routes. house on your right after crossing the river and take the first left down Cottesmore Lane. At the end of Cottesmore Lane The nearby market town of Wallingford offers further turn left before taking the next right hand turn which brings you local amenities and more extensive facilities can be into the village of Roke. Keep the ‘Home Sweet Home’ public found in the University City of Oxford which is about house behind you. Mulberries is found on the left hand side 12 miles to the North West. Within the area are many after about 200m. local walks and access to the River Thames with sailing on the lakes at Dorchester-on-Thames. SERVICES The village is exceptionally well located for the M40 Mains electricity, drainage and water. Gigaclear fibre optic and M4 and there is an excellent train service from broadband connection available in the village. Didcot reaching London Paddington in about 40 minutes. Reading which is about 15 miles away FIXTURES AND FITTINGS also has a main line station. Also nearby is the Only those mentioned in these sales particulars are included Haddenham/Thame Parkway railway station (14.3 in the sale. All others, such as fitted carpets, curtains, light miles away) that has a high speed express service fittings, garden ornaments etc., are specifically excluded but into London Marylebone. may be made available by separate negotiation. The nearby village of Benson is some two miles away LOCAL AUTHORITY and has a doctor’s surgery, supermarket, chemist, South Oxfordshire District Council medieval parish church and primary school. Tel: 01235 422422 Junction 7 of the M40 is seven miles away and there are mainline rail services from Haddenham and Thame Parkway to London Marylebone and Didcot Parkway to London Paddington.

Abingdon and Oxford provide an array of well-regarded state and private schools, such as St Laurence C of E Primary School in Warborough and Wallingford School (both rated ‘Good’ by Ofsted at their last inspection) and Manor, Abingdon Prep, The School of St. Helen and St. Katharine, , , Oxford High School, The Dragon and .

Mulberries, Roke, Wallingford, OX10 6JD Approximate GrossApproximate Internal GrossArea Internal = 313.5 Floor sqArea m / 3374 sq ft N Garage = =30.5 313.5 sqsq mm / 3374/ 329 sq ft sq ft Total = 344.0Garage =sq 30.5 m sq / m 3703 / 329 sq sq ft ft Total = 344.0 sq m / 3703 sq ft

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 the last page of the text of the Particulars

Double Garage 5.55 x 5.48 18'3 x 18'0

Master Bedroom 5.83 x 5.13 19'2 x 16'10 Dressing Room Kitchen /Breakfast Room 8.83 x 7.35 29'0 x 24'1

Bedroom Potting 4.79 x 3.61 shed 15'9 x 11'10

Pantry 3.61 x 1.29 walkway 11'10 x 4'3

Dn Sitting Room Dining Room Bedroom 5.17 x 4.17 4.81 x 4.77 T 4.95 x 4.01 16'11 x 13'8 15'9 x 15'8 Laundry / Utility 16'3 x 13'2 4.90 x 2.51 Bedroom 16'1 x 8'2 4.17 x 2.82 up T 13'8 x 9'3

IN Ground Floor First Floor

FLOORPLANZ © 2017 0203 9056099 Ref: 186328 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. 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. 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 75 planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in 62 [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 May 2017. KnightFrank.co.uk Photographs dated April 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.