Roakham Bottom Roke | Oxfordshire

Roakham Bottom Roke | Oxfordshire | OX10 6LD

Roakham Bottom Cover.indd 3 05/11/2019 09:17 ROAKHAM BOTTOM

A well presented - substantial detached home. An ideal purchase for a relocating family seeking a beautiful location, with quality schooling and a whole host of leisure and recreational facilities close-by.

Roakham Bottom Cover.indd 4 05/11/2019 09:17 Roakham Bottom was built around 1963 and over the years has benefitted from extensions and alterations, the most significant being in 2015, where a garage and a workshop were added with two rooms at first floor level. Double glazing to the front of the property was installed around 2014. The overall living accommodation extends to over 2,600 sq. ft.

The property encompasses the very best in country-living blending all the benefits of a rural location with a host of amenities, facilities and market towns close by, with rail and road links offering connections to Oxford and London.

The property provides a feeling of space and light and there are views to both the front and rear aspects.

The property is equally suited for both a summer and winter life-styles, with large patio areas (ideal for outside dining ) for the summer and a sitting room with a feature wood burner for the winter.

Internally the property is both stylish and contemporary with a pleasing flow from one room to another.

Roakham Bottom Pages.indd 1 05/11/2019 09:19 The spacious and bright entrance hall with high vaulted ceiling, has two full height windows and a side window. The hallway has engineered wood flooring, a vertical radiator, wall lighting, spot lighting and thermostat for central heating. There are three oak doors with chrome handles leading to:

Cloakroom comprising a wash basin with cupboards underneath, wc, radiator, double glazed window and engineered wood flooring.

Dining Room The dining room features engineered wood flooring (matching those of entrance hall and cloakroom. Large double glazed window overlooks the front garden with a small window to the side. There is dimmer lighting and coving to ceiling. A glazed door leads to the sitting room.

Sitting Room The sitting room runs the partial width of the rear of the property and offers very pleasant views overlooking the rear garden. Two glazed French doors lead to the rear garden and window to side. There is an inset wood burner with a wood store alcove under. Two radiators and glazed doors to the kitchen.

Kitchen The kitchen comprises a comprehensive range of units with soft-close mechanisms at eye and base level. There are granite work-surface with upstands, sink unit and a sink unit with insinkerator and a most useful walk-in pantry cupboard with shelving and light. Built in appliances include an AEG Induction hob with extractor fan over, Neff fan assisted oven and combination grill/oven, integrated dishwasher ( fitted about 6 years ago). Radiator and dimmer switch. There is ceramic flooring and a large window that offers attractive views over the rear garden. A door from the kitchen leads to the utility room. The utility room comprises a freestanding oil boiler (installed around 2014), high vaulted ceiling, glass doors to both front and rear gardens and two velux ceiling windows. There is space for a washing machine and space for additional appliances. There are built in cupboards, a large sink and a radiator.

Roakham Bottom Pages.indd 2 05/11/2019 09:19 Roakham Bottom Pages.indd 3 05/11/2019 09:19 Seller Insight

We were so pleased when, renting a house in Rokemarsh, this house came up for sale.

We were not that taken with the beauty of the house or the name “The Homestead” but we knew we wanted to stay in the area having made good friends here.

The peace and quiet of Rokemarsh, Roke and Berrick Salome, the rural beauty and the friendly community spirit is what makes this place so appealing.

We set about trying to improve the house and garden by stages. Our last attempt was in 2015 when the garage, workshop and two rooms above were completed. The added first floor rooms are our grandson’s abode which we call Lord Muck Apartments! It provides him with a bedroom and playroom where he CAN leave his toys lying around between bi-monthly visits.

The utility room is a great addition for the laundry and the dogs and a useful entrance to the gardens, back and front.

The rear view to ‘Infinity’ looking towards the Chiltern Hills gives a real feeling of space.

When we first arrived and with our grandson on the way we rejected any idea of planting in the central grassed area. That would be needed as a football pitch, cricket pitch and makeshift waterslide in the summer. With all the earthworks in creating the flowerbeds and putting in the garden studio we needed somewhere to hide the earth – hence the meadow field mound. In the summer it allows us just a little more privacy but without blocking out that all important view towards the Chilterns.

We were also keen to create a couple of ‘rooms’ within the garden so on the left we have created a ‘cocktail’ room which catches the evening sun and on the right we have created a quiet room where we can sit and enjoy the Teasing Georgia rose, the Madame Alfred Carrier and Ghislaine de Feligonde which cascades from the trellis.

The house now comprises a suitable set of rooms for family living and for working from home if required.

The large workshop could have many uses, as could the garden studio which at present houses our billiard table and over flow from the house.

This is primarily a family home with everything essential for easy living.*

* These comments are the personal views of the current owner and are included as an insight into life at the property. They have not been independently verified, should not be relied on without verification and do not necessarily reflect the views of the agent.

Roakham Bottom Pages.indd 4 05/11/2019 09:19 Roakham Bottom Pages.indd 5 05/11/2019 09:19 Roakham Bottom Pages.indd 6 05/11/2019 09:19 Roakham Bottom Pages.indd 7 05/11/2019 09:19 Roakham Bottom Pages.indd 8 05/11/2019 09:19 On the first floor there are a total of five bedrooms. A further room (playroom) is of good size and leads to bedroom five. Some bedrooms have high vaulted ceilings, built-in wardrobes/drawers and there is an en-suite and dressing room off the master bedroom. There is a family shower room/bathroom off the landing. All bedrooms provide pretty views either overlooking the fields to the front or the rear gardens and views of countryside beyond.

The landing with a ceiling sun tunnel, leads to the four bedrooms, playroom and family shower/ bathroom. The master bedroom is a bright airy room with a high-vaulted ceiling and large window to the rear overlooking the rear garden with views of countryside beyond. There is a large walk-in dressing room with wardrobes with sliding doors (some mirrored) and drawers. The en-suite bathroom has under-floor heating, enclosed shower cubical, panelled bath with inset taps and rinser. There are ‘his and hers ‘wash basins, wall lighting and heated towel rail . Bedroom 2 comprises a range of built in wardrobes with fitted drawers and overhead storage cupboards, radiator and double glazed window to the front. Bedroom 3 (used as a study) comprises a large walk in cupboard, double glazed window, and radiator. Bedroom 4 is a double aspect room with radiator and double glazed windows. From the landing a door leads to a large play room area which was part of major works carried out around 2015. This is a highly versatile room with Velux windows to side and front and an electric heater. Open Plan from this room leads to bedroom 5, with beam work, floor up lighters, electric heaters and gable window to rear with electronic blinds. The family bathroom/shower room comprises a large double width walk in shower area with wall mounted thermostat controls, low flush w.c, pedestal wash basin, spots, frosted window, heated towel rail.

Roakham Bottom Pages.indd 9 05/11/2019 09:19 Roakham Bottom Pages.indd 10 05/11/2019 09:19 Roakham Bottom Pages.indd 11 05/11/2019 09:19 Roakham Bottom Pages.indd 12 05/11/2019 09:19 Roakham Bottom Pages.indd 13 05/11/2019 09:19 Roakham Bottom Pages.indd 14 05/11/2019 09:19 Outside The Gardens The property sits on a plot of around .37 acre. The setting is beautiful with views of fields to the front and views overlooking countryside to the rear.

The Rear Garden Adjoining the rear the property is a large patio/seating area. To one perimeter of the patio is one raised flower border. There is outside lighting, outside electric sockets, tap and a pergola and barbeque area. There is wood store area to the side of the property. From the patio is a door to the workshop and a door to the car-port. A two foot dry stone wall acts as a natural divider between the patio area and the main garden. The rear garden is laid to well-kept lawn and this is interspersed with mature and flowering borders, bedding areas, a vegetable patch and fruit cage. There is a maturing oak tree and a black walnut tree. The outlook from the garden is towards countryside and backs onto a paddock. We have been advised that there is a possibility of acquiring some of the agricultural land to the rear of garden and would invite any purchaser to approach the sellers regarding this. Within the garden is a timber built studio, a useful area offering tremendous versatility. There is an evening patio at the top of the garden. The large workshop is accessed from the patio, has light and power and provides a large storage for DIY and garden implements. The rear garden benefits from a southerly aspect and offers a feeling of tranquillity and seclusion.

The Front Garden The front garden is principally laid to lawn with block stone edging. The approach to the property is via an area laid to shingle over a stream that provides parking for numerous cars. There are two timber pillars to the entrance of the property. There are many shrub and flowering areas to the perimeter of the garden all of which provides a great deal of privacy and seclusion. Located in the front garden is the oil tank and this is partitioned off with an area of trellising. There is also an outside electric socket and water tap.

Garage A good size covered area for parking with door to rear garden with light and power.

Roakham Bottom Pages.indd 15 05/11/2019 09:19 LOCATION

‘Roakham Bottom’ is situated in the very pretty village of Roke a small hamlet located some 3 miles to the north of Wallingford. There is a 16th century public house, ‘The Home Sweet Home’.

Roke is located close to the neighbouring village of Berrick Salome which features The Chequers Inn and offers a beautiful 17th century Inn in a country setting as well as Michelin recommended dining. The local village church is St Helens. The nearby Lower Berrick Farm is a well renowned livery stable located in Berrick Salome.

The location of Roke is idyllic with many bridleways for riding, walks and cycling across the Oxfordshire countryside.

The larger market towns of Watlington, Wallingford and Dorchester on Thames are close-by and offer numerous leisure, shopping and recreational facilities. The local village of Benson has a doctors and dental surgery and a few shops.

Roakham Bottom Pages.indd 16 05/11/2019 09:19 Roakham Bottom Pages.indd 17 05/11/2019 09:19 Schooling Roke is extremely well placed for a good number of excellent private and state schools.

There are primary schools in Benson, Warborough and Ewelme.

Private schools include Moulsford Preparatory School in Moulsford and The Oratory Preparatory School in Woodcote. Senior Schools include Cranford House in Moulsford and The Oratory School. St Helen’s and St Katharine’s School is based in Abingdon. Radley College and Abingdon School are located some 20 minutes away as is the

Roakham Bottom International School at Culham. There are two prep schools in Oxford, the Dragon School and Summerfields. The local secondary schools are in Watlington and Wallingford. Secondary private schools in Oxford include St Edwards, Magdalen College School, Oxford High, Headington School and Rye St Anthony.

Commuter The property is well placed for the commuter.

Train Stations can be found at Cholsey 6.5 miles and Didcot 11.9 miles.

Junction 6 at the M40 is approximately 7.5 mile distant and at this junction The Oxford Tube coach link provides an efficient service to central Oxford, London and Heathrow and Gatwick Airports.

Local Authority: South Oxford Council.

Council Tax Band G £3066.30 p.a Internet Connection. Fibre Cable is connected to the property with potential of up to 1GB

Roakham Bottom Pages.indd 18 05/11/2019 09:19 Agents notes: All measurements are approximate and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. Printed 05.11.2019

Roakham Bottom Pages.indd 19 05/11/2019 09:19 Roakham Bottom Pages.indd 20 05/11/2019 09:19 FINE & COUNTRY

Fine & Country is a global network of estate This unique approach to luxury homes marketing agencies specialising in the marketing, sale and delivers high quality, intelligent and creative rental of luxury residential property. With offices concepts for property promotion combined with in the UK, Australia, Egypt, France, Hungary, Italy, the latest technology and marketing techniques. Malta, Namibia, Portugal, Russia, South Africa, Spain, The Channel Islands, UAE, USA and West We understand moving home is one of the Africa we combine the widespread exposure of the most important decisions you make; your home international marketplace with the local expertise is both a financial and emotional investment. and knowledge of carefully selected independent With Fine & Country you benefit from the local property professionals. knowledge, experience, expertise and contacts of a well trained, educated and courteous team of Fine & Country appreciates the most exclusive professionals, working to make the sale or purchase properties require a more compelling, sophisticated of your property as stress free as possible. and intelligent presentation - leading to a common, yet uniquely exercised and successful strategy emphasising the lifestyle qualities of the property.

The production of these particulars has generated a £10 donation THE FINE & COUNTRY to the Fine & Country Foundation, charity no. 1160989, striving to relieve homelessness. FOUNDATION Visit fineandcountry.com/uk/foundation 6

Roakham Bottom Cover.indd 6 05/11/2019 09:17 Fine & Country Tel: +44 (0)1865 953 244 [email protected] Prama House, 267 Banbury Road, Summertown, Oxford OX2 7HT

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