8 ASH HURST www.warmingham.com GORING-ON-THAMES F ASH HURST LOCATIONASH HURST LOCATIONASH HURST

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GORING & STREATLEY STATION READING OXFORD NEWBURY M4 / THEALE HENLEY-ON-THAMES M40 (J6) 0.8 miles, 15 minute walk 11.5 Miles 18.6 Miles 15.2 Miles 9 Miles 14 Miles 16 Miles GORING & STREATLEY STATION READING OXFORD NEWBURY M4 / THEALE HENLEY-ON-THAMES M40 (J6) 0.8 miles, 15 minute walk 11.5 Miles 18.6 Miles 15.2 Miles 9 Miles 14 Miles 16 Miles GORING & STREATLEY STATION READING OXFORD NEWBURY M4 / THEALE HENLEY-ON-THAMES M40 (J6) 0.8 miles, 15 minute walk 11.5 Miles 18.6 Miles 15.2 Miles 9 Miles 14 Miles 16 Miles 8 ASH HURST GORING-ON-THAMES F OXFORDSHIRE Goring & Streatley Station (London Paddington within the hour) - 10 mins walk F Reading (London, Paddington 27 minutes) - 10 miles F M4 (J12) - 10 miles F M40 (J6) - 14 miles F Henley on Thames - 12 miles F Oxford - 19 miles F Wallingford - 5 miles (Distances and times approximate)

Located on the fringe of this favoured Thames-side village, adjacent to open countryside, situated between Oxford and Reading, with an extensive array of shops, well revered primary school and main line railway station affording access to London within the hour, all within walking distance, a stunning bespoke new detached residence of approximately 1,612 sq ft, including 3 reception rooms and 3 bedrooms, 1 being a master bedroom suite with en-suite shower room, providing spacious modern and contemporary yet traditional accommodation of superior quality with excellent workmanship and stylish fixtures and fittings evident throughout, set in professionally landscaped gardens and grounds which will encapsulate an ‘Al Fresco’ lifestyle.

✦ A delightful newly built energy efficient contemporary yet traditional country home of impressive architectural design (Completion Anticipated late Spring / early summer 2020) ✦ 10 Year New Home Warranty ✦ Quiet village location adjacent to countryside within walking distance of primary school, mainline railway station to London Paddington & extensive local amenities

✦ Private Driveway

✦ Garage With Fully Fitted Utility Room (including Single Bowl undermount Sink and Space for Free Standing Washing Machine & Tumble Dryer), Electric Remote-Controlled SITUATION Sectional Door, Overhead Lighting & Power Sockets and Ash Hurst is a new development of ten 3-bedroom country cottages within the idyllic village of Goring-on-Thames. It is located in a Electric Car Charging Point quiet, tree-lined setting, adjacent to the open countryside, yet is within walking distance from the school, station and village shops.

✦ Reception Hall Goring-on-Thames is nestled alongside the River Thames, in a location where the river cuts through the Chiltern Hills and the North ✦ Cloakroom Wessex Downs Areas of Outstanding Natural Beauty (AONB). This is known as the , which provides spectacular scenery ✦ Cloaks Cupboard and formed the inspiration for Kenneth Grahame’s Wind in the Willows. It was also the much-loved country home of the late George ✦ Study Michael. ✦ Fully Fitted Kitchen / Dining Room With French Doors & Island ✦ Living Room With Fireplace & Log Burner With French Doors Country living at Ash Hurst also has the benefits of being located within walking distance of a mainline station. The village has regular ✦ Landing With Sun Tunnel trains to Reading (15 minutes), London (49 minutes via Reading) and Oxford (28 minutes), with increased connectivity once Crossrail ✦ Master Bedroom With En-Suite Shower Room is completed. & Fitted Wardrobe ✦ 2nd Bedroom With Fitted Wardrobe Goring-on-Thames is also known to have a very strong community with clubs, societies and a bustling village centre. The village has ✦ 3rd Bedroom its own doctors and dentists, as well as convenience food shops, including the locally acclaimed ‘Goring Grocer’ deli. It even has a ✦ Family Bathroom hardware store, open 7 days a week, where you can buy four candles! ✦ In All Approximately 1,612 Sq Ft Streatley on Thames, on the side of the river, is another picturesque village surrounded by hills and woodlands now mainly ✦ Professionally Landscaped Gardens & Grounds owned by the National Trust. Fronting onto the river by the bridge crossing over to Goring is the luxury 4-star riverside hotel the Swan ✦ Enclosed timber Cycle Store / Shed renowned for its fine cuisine and leisure and fitness facilities. PROPERTY DESCRIPTION ASH HURST A rare, newly built detached 3 bedroom, 1 being a master suite with en-suite shower room, 3 reception room country cottage, LAYOUT traditional in design, attractively reflecting the local vernacular, with a pitched clay tiled roof, whilst internally, duly affording a most pleasing modern and contemporary air, extending to ICKNIELD ROAD No. approximately 1,612 sq ft. Existing Homes 9 Stylishly finished, to a high specification, 8 Ash Hurst incorporates well-proportioned open plan yet traditional accommodation, No. 9 7 7 with a spacious reception hall leading to the principle reception 9 rooms, including the study, living room with fireplace and log 7 burner and the open plan kitchen / dining room, both having 10 No. V delightful wide French Doors opening directly on to the spacious 5 4 stone laid patio terrace and rear garden and grounds, perfect 5 4 5 for modern inside outside living and ‘Al Fresco’ dining. Door No. 8 No. 3 10 from Kitchen to Garage with fully fitted Utility Room (including No. 1 6 single bowl undermount sink and space for free standing V No. 1 6 1 8 washing machine & tumble dryer), electric remote-controlled ASH HURST Fire No. sectional door, overhead lighting & power sockets and electric Station 6 car charging point. No. 4 2 On the first floor a light and airy landing leads to the master 2 V No. bedroom with en-suite shower room and built-in wardrobes, 2 3 the 2nd bedroom with built-in wardrobes, a 3rd bedroom, and a 3 family bathroom. V A simply delightful newly built home in a wonderful and most convenient setting, with much to enthuse over, internally and externally, early viewing is highly recommended. GARDENS & GROUNDS Privately approached off Icknield Road, access is initially provided via a private shared driveway serving a limited number Ten period three bedroom cottages of additional properties. 8 Ash Hurst benefits from having its own private driveway and garage with an electric vehicle charging point installed. The rear garden has a delightful stone laid terrace running along a main breadth of the house and is flanked on three sides with timber close boarded fencing. The main rear garden is laid to lawn, with boxed hedging flanking the frontage of the property, affording an attractive approach. Off to one corner of the garden, there is a useful enclosed timber cycle store / shed. French doors open out from both the kitchen / dining room and the living room, simply perfect for ‘Al-Fresco’ dining. Delightfully attractive, the gardens and setting must be viewed to be fully appreciated. SPECIFICATION ✦ CAT6 cabling to kitchen/diner and bedroom 2 ✦ Free view aerial KITCHEN ✦ Fully fitted kitchen with soft close cupboard WARDROBES doors and drawers ✦ Fitted wardrobes in master and second ✦ Solid Mistral work surface bedrooms ✦ 600mm wide integrated fridge/freezer FLOOR FINISHES ✦ 900mm dual fuel range cooker ✦ Carpet throughout bedrooms, landing, stairs, ✦ Fully integrated dishwasher and living room ✦ Space provided in Utility Room for free ✦ Ceramic tiles to galleried reception hall, standing washing machine & tumble dryer cloak room, family bathroom, and kitchen / ✦ Undermount ceramic sink with mixer tap dining room ✦ Under cupboard LED lights ✦ Recessed ceiling down-lighters CENTRAL HEATING ✦ Limestone effect ceramic floor tiles ✦ Gas-fired combination condensing system ✦ Underfloor heating boiler providing underfloor heating to kitchen/ dining room, galleried reception hall and EN-SUITES AND BATHROOMS cloak room ✦ Floor to ceiling tiling as appropriate ✦ Radiators with thermostatic valves on the ✦ Electric underfloor heating first floor ✦ Roca sanitaryware ✦ Wall thermostats for both ground and first ✦ Shower with Thermostatic valve with floor heating controls separate head / hand shower attachments ✦ Arada Stove - Holborn 5 wood burning stove ✦ Bath with mixer tap and shower attachment in living room ✦ 10mm Merlin glazed shower screen ✦ Large mirror WINDOWS, DOORS AND JOINERY ✦ Heated towel radiator ✦ UPVC double glazed windows ✦ Cabinet with shaver point ✦ Composite front door and timber side doors ✦ Saloni porcelain tiles with rectified edges with multi-point locking system to “Secured by design” standard ELECTRICAL ✦ Premdor premium vertical 5 panel moulded ✦ A comprehensive electrical installation internal doors including LED down lighters to the kitchen / ✦ Staircase with oak handrail and Newell dining room, cloak room, and family bathroom cappings ✦ Central pendants to all bedrooms, living room, galleried landing and galleried reception hall OUTSIDE ✦ White finish light switches and sockets ✦ Patio with access from living room and ✦ External lighting to the front and rear kitchen / dining room landscaped gardens ✦ Marshalls Saxon 600 x 600 natural ✦ Mains operated smoke alarm paving slabs ✦ Waterproof external double socket to rear ✦ Extensive Landscaped garden to rear, front of property and driveway, including turf and planting ✦ Security intruder alarm to ground floor ✦ Garden water tap ✦ Garage with electric remote-controlled ✦ Wall-hung retractable clothes dryer sectional door, overhead lighting & power ✦ Enclosed timber cycle store / shed sockets and electric car charging point EXTERNAL FINISHINGS TELEPHONE AND TELEVISION ✦ Tornado stock facing brick ✦ Master BT point suitably located ✦ Terreal Rustique clay roof tile ✦ TV points in kitchen / dining room and ✦ Permeable block paved parking area living room and driveway 8 Ash Hurst, Goring on Thames, Oxfordshire, RG8 9DQ Approximate Floor Area = 149.8 sq m / 1612 sq ft

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Kitchen / Bedroom 3 Dining Room 3.48 x 3.13 5.59 x 4.91 Garage 6.71 x 2.98 11'5 x 10'3 Living Room 18'4 x 16'1 Sun Tunnel 22'0 x 9'9 5.15 x 3.59 Landing 16'11 x 11'9

Master Bedroom Bedroom 2 4.80 x 3.60 3.80 x 3.50 15'9 x 11'10 Study 12'6 x 11'6 2.73 x 2.38 8'11 x 7'10 Hall

Ground Floor First Floor

Surveyed and drawn in accordance with the International Property Measurement Standards (IPMS 2: Residential) fourwalls-group.com 248924 GENERAL INFORMATION Energy Performance Rating: B / 84 Postcode: RG8 9DQ Local Authority: South Oxfordshire District Council Telephone: 01235 422422

VIEWING Strictly by appointment through Warmingham & Co.

ABOUT THE DEVELOPER Elegant Homes is a bespoke residential property development company. We are dedicated to providing well-designed and crafted new homes. We started working on this project six years ago and have worked continuously, striving to create a development with a sense of place. Ash Hurst demonstrates a concerted place-making effort that complements its semi-rural location.

At Elegant Homes we believe in employing a direct labour force. This allows us to maintain the same quality and attention to detail through all of our projects. As a locally based company, we care about our community and provide a personal service in our after sales care.

DISCLAIMER The agent has not tested any apparatus, equipment, fittings or services so cannot verify that they are in working order. If required, the client is advised to obtain verification. These particulars are issued on the understanding that all negotiations are conducted through Warmingham & Co. Whilst all due care is taken in the preparation of these particulars, no responsibility for their accuracy is accepted, nor do they form part of any offer or contract. Intending clients must satisfy themselves by inspection or otherwise as to their accuracy prior to signing a contract.

A DEVELOPMENT BY

www.warmingham.com

0118 946 2277 01491 874144 The Granary, 1A Patrick Road 4/5 High Street, Goring-on Thames Caversham, Reading RG4 8DD Nr Reading RG8 9AT E: [email protected] E: [email protected] www.eleganthomesreading.co.uk www.warmingham.com