Kiln House KILN LANE • BINFIELD HEATH • OXFORDSHIRE

Henley on Thames 3.4 miles, Shiplake station 1.8 miles, Reading station 5.5 miles (Distances are approximate) Impressive family home with two bedroom annexe surrounded by open countryside on the edge of a popular village

Reception hall • Sitting room • Dining/games room • Kitchen/breakfast room Family room • Study • Utility • Store • Cloakroom

Principal bedroom suite with balcony • 4 further en suite bedrooms (2 with balconies) • Bedroom 6

Detached annexe comprising: sitting room, kitchen, two bedrooms, en suite shower room

Double garage/workshop • Store • Log store • Detached triple garage • Bike shed store room

Gardens and grounds

In all about 4 acres

Savills Henley 58-60 Bell Street, Henley-on-Thames, RG9 2BN

[email protected] 01491 843000 savills.co.uk Situation Kiln House is situated on the edge of the popular village of Binfield Heath which has a local shop with Post Office, the Bottle and Glass pub/restaurant and is surrounded by unspoilt countryside. More extensive shopping, educational and leisure facilities can be found in the nearby towns of Henley-on-Thames and Reading. The mainline station in Reading provides fast access to London, Paddington with Crossrail due late 2020/21. There is also a local rail connection with parking at Shiplake station approximately 2.7 miles distant. Junction 10 of the M4 motorway provides access to the M25, London, Heathrow Airport and the West Country. The area is well served for schools, including Rupert House, the Oratory, Shiplake College, Bluecoat, Wellington, Wycombe Abbey for Girls and Queen Anne’s Caversham. There are a number of fine golf courses around Henley-on-Thames, including Henley and Huntercombe. The nearby countryside offers miles of walking and riding. Racing may be enjoyed at Ascot, Windsor and Newbury and there are extensive boating facilities available on the River Thames. Description Kiln House is an impressive six bedroom family home. beams, a large open fireplace and doors opening Built in 2006 it provides substantial accommodation to the side and rear gardens. Full height glazed of approximately 4,500 sq ft arranged over two panels and doors open from the hall to the dining/ floors. The generous rooms offer flexibility of use games room with large windows and door opening and take full advantage of the location with doors to the front garden. The wonderful kitchen/breakfast opening to the gardens from the main reception room has an excellent range of wall and floor units rooms and three of the bedrooms have balconies housing built-in appliances including a double oven, overlooking the surrounding countryside. The dishwasher, fridge/freezer and a 4-oven Aga. This property is beautifully presented and benefits from opens to the family room which has an open fireplace high quality fittings and oak joinery throughout. and doors to the rear garden and terrace. Great thought has been given to the situation of the To the first floor the magnificent principal bedroom house with large windows and doors providing an has a vaulted ceiling with exposed timbers, a abundance of natural light. dressing room, built-in wardrobes and an en suite A solid oak front door opens to an entrance porch bathroom. It is double aspect with doors opening with vaulted ceiling leading to the spacious, light to a large balcony overlooking the gardens. There and airy reception hall with wood flooring and doors are five further bedrooms, four with en suite shower to the main reception rooms. The sitting room is rooms and two also benefitting from balconies. well proportioned and triple aspect with exposed

Outside The property is accessed from Kiln Lane via an electronically operated attractive metal gate opening to sweeping gravel driveway with turning circle to parking at the front of the property and detached annexe and garaging. The annexe is self-contained comprising a sitting room, kitchen and two bedrooms and shower room to the first floor. It has an attached garage/workshop and store room and a log store. Adjacent to the annexe is a detached triple garage. The property sits beautifully within its land of 4 acres which is laid mainly to lawn interspersed with a variety of mature specimen trees. A paved, southwest facing terrace is enclosed by raised flowerbeds and accessed from the family room and sitting room. It provides the perfect private place for outdoor entertaining and enjoying the views over the surrounding countryside. KILN HOUSE APPROXIMATE GROSS INTERNAL FLOOR AREA Main House: 4,359 sq ft / 405 sq m Garage & Garage/Workshop: 936 sq ft / 87 sq m Outbuildings: 509 sq ft / 47 sq m Annexe: 726 sq ft / 67 sq m Balcony: 184 sq ft / 17 sq m Not to scale. For identification purposes only.

Ground Floor First Floor

Annexe First Floor Annexe Ground Floor General Remarks and Stipulations Tenure Freehold. Services Mains water, electricity and drainage. Oil fired central heating. In accordance with the Property Misdescriptions Act, please note that none of the services has been tested. Local Authority South Oxfordshire District Council. Post Code RG9 4ES Directions From Henley-on-Thames follow the signs for Reading on the A4155. Continue on this road for approximately 2.5 miles to Shiplake passing the War Memorial on your left and turn right on the brow of the hill into Memorial Avenue. At the T junction turn right onto Shiplake Row, then take the next right onto Kiln Lane. Follow the lane around a left hand bend and the gated entrance to the property will be on your right. Post code RG9 4ES. Viewing Strictly by appointment with Savills.

IMPORTANT NOTICE Savills, their clients and any joint agents give notice that: 1.They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2.Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. LS124071.