Hillside Farm WOODSPEEN •

Hillside Farm WOODSPEEN • BERKSHIRE

Fantastic entertaining house with views in an accessible location

Entrance hall • Sitting room • Dining room • Kitchen Breakfast room • Cloakroom

Master bedroom with ensuite bathroom and shower Guest bedroom with shower room • 2 further bedrooms Shower room

Cottage with kitchen • Sitting room • 2 bedrooms Bathroom and shower room

Garaging and outbuildings • Wonderful landscaped gardens

In all about 4.0 acres and 4,253 sq/ft

Newbury 3.5 miles (London Paddington 60 minutes) M4 (Junction 13) 5 miles • Whitchurch 15 miles (London Waterloo 60 minutes) • 7 miles Oxford 28 miles • London Heathrow 46 miles (Distances and times 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. Berkshire • Hillside Farm is privately situated on the edge of Woodspeen, a small village to the north west of Newbury and within easy access of A34 and M4. • Central London is about 1 hour 20 minute drive away. • Mainline train stations at Newbury and Whitchurch provide access to London Paddington and Waterloo respectively in about an hour. • There are many well regarded schools in the area including Cheam, St Gabriel’s, Horris Hill, Brockhurst and House, Elstree and Downe House. • Newbury offers a wide range of shops and recreational facilities including John Lewis, Waitrose, a cinema, various gyms and golf clubs and the famous Newbury Racecourse. The popular restaurant, The Woodspeen, is a short distance from the property.

For Sale Freehold • Hillside Farm is a fascinating property believed to date from 1700’s which could be enlarged, subject to planning. It is not Listed. • The rooms are well-proportioned with good ceiling heights with good natural light and wonderful views across the garden. • The 2 bedroom cottage provides excellent staff or guest accommodation. • The property has not been on the market for about 30 years. Gardens and Grounds • The beautiful gardens and grounds are a major feature of the property and are principally made up of lawns and borders with a variety of mature trees. • A network of paths lead through a charming water garden with bridges and willows. • A private south facing terrace provides wonderful outdoor entertaining space. • There are fantastic views from the house and gardens across unspoilt countryside. • The house is approached via a pair of gates which leads to a long gravelled drive which sweeps round to the house, cottage and ample parking area.

Accommodation See floor plans however of note is: • Kitchen with Aga and adjacent breakfast room with open fire and window seats. • Triple aspect sitting room with open fire and doors onto the terrace. • Dining room with wonderful Inglenook fire. • Master bedroom with balcony and wood burning stove. Services Mains electricity, water and drainage. Calor gas for Aga and heating.

Fixtures and Fittings Only those mentioned in these sales particulars are included in the sale. All others, such as fitted carpets, curtains, light fittings, garden statuary and furniture etc., are specifically excluded but may be made available by separate negotiation.

Local Authority Council: 01635 42400

Post Code RG20 8JY

Directions From Junction 13 of the M4 at Newbury, head south on the A34. After about 3 miles take the exit slip road signposted for Speen and A4 Hungerford. At the roundabout turn right and pass back over the A34. At the next roundabout take the second exit for B4000 signposted for . Continue past The Vineyard Hotel and then take the next right turn into Chapel Road and then immediately right again into Snake Lane. Follow the lane and as it drops down the hill take the first right hand fork and follow the gravel drive passing Upper Woodspeen House on the right. The entrance gates for Hillside Farm are straight ahead after a short distance.

Viewing Viewing by prior appointment only with the agents. Hillside Farm, Snake Lane, Woodspeen, Newbury, RG20 8JY Hillside Farm, Snake Lane, Woodspeen, Newbury, RG20 8JY Approximate Gross Internal Area = 305.3 sq m / 3286 sq ft ApproximateAnnexe Gross Floor Internal = 89.8 Area sq = m 305.3 / 967 sq sq m ft / 3286 sq ft AnnexeTotal Floor= 395.1 = 89.8sq m sq / 4253m / 967 sq ftsq ft Total = 395.1 sq m / 4253 sq ft

Garage 6.35 x 3.07 20'10 Garage x 10'1 6.35 x 3.07 20'10 x 10'1

N N

Bedroom 2 3.55 x 2.95 Bedroom11'8 x 9'8 2 3.55 x 2.95 11'8 x 9'8 = Reduced headroom below 1.5m / 5'0 5.21 x 3.78 Breakfast Room = Reduced headroom below 1.5m / 5'0 17'1 x 12'5 4.82 x 4.60 5.21 x 3.78 Breakfast15'10 x Room15'1 Dining Room 17'1 x 12'5 4.82 x 4.60 5.21 x 4.39 15'10 x 15'1 Bedroom 4 Dining17'1 x Room14'5 3.82 x 3.22 Sitting Room 5.21 x 4.39 Bedroom 4 Bedroom 1 9.19 x 4.32 Bedroom 3 12'6 x 10'7 Sitting Room Kitchen 17'1 x 14'5 4.46 x 4.11 3.82 x 3.22 4.32 x 2.80 30'2 x 14'2 Bedroom 1 9.19 x 4.32 14'8Bedroom x 13'6 3 12'6 x 10'7 14'2 x 9'2 Kitchen 4.46 x 4.11 4.32 x 2.80 30'2 x 14'2 14'8 x 13'6 14'2 x 9'2 IN Dn Up Annexe IN Up UpDn (Not Shown In Actual Location / Orientation) Up Annexe Up Up (Not Shown In Actual Location / Orientation) Bedroom 2 4.45 x 3.78 T Hall Bedroom14'7 x 12'5 2 4.45 x 3.78 T Hall 14'7 x 12'5 T

Sitting Room Master Bedroom 5.35 x 4.55 16.23 x 5.14 Master Bedroom Sitting53'3 x Room16'10 17'7 x 14'11 16.23 x 5.14 Up 5.35 x 4.55 17'7 x 14'11 53'3 x 16'10 Up Up Up

Ground Floor First Floor Ground Floor First Floor

EPC - House EPC - Cottage Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on 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 make any representations about the property, and accordingly any information given 01488 682726 FLOORPLANZ © 2017is entirely 0203without responsibility 9056099 on the part Ref: of the agents,189593 seller(s) or lessor(s). 2. Photos etc: The photographs Ramsbury ThisHouse, plan 22is for High layout Street guidance only. Drawn inFLOORPLANZ accordance with RICS © 2017 guidelines.show only 0203 certain Not parts 9056099drawn of the property to scale as Ref: they unless appeared 189593 stated. at the time Windows they were taken. & Areas,door measurements openings are approximate. Hungerford, Berkshire RG17 0NF and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any Whilst This plan every is forcare layout is taken guidance in the only.preparation Drawn ofin accordancethis plan, please with checkRICS guidelines.allpart dimensions, of the property Not does shapesdrawn not mean &to compass thatscale any necessaryunless bearings planning,stated. before building Windows regulations makin &g or doany otheror decisionsconsent openings has reliant are approximate. upon them. [email protected] been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been Whilst every care is taken in the preparation of this plan, please check allproperly dimensions, dealt with and shapes that all information & compass is correct. bearings 4. VAT: The before VAT position makin relatingg toany the propertydecisions may reliant upon them. change without notice. Particulars dated: June 2017. Photographs dated: August 2014. Reference: HNG140160. KnightFrank.co.uk/hungerford Knight Frank LLP is a limited liability partnership registered in with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.