Ruscombe Grange Ruscombe • Reading • • Ruscombe Grange Ruscombe • Reading • Wokingham Berkshire • RG10 9UB

An elegant 6 bedroom Edwardian House with a wealth of period features and self-contained annexe set about 0.7 of an acre

Entrance hall • Sitting room • Dining room Kitchen/breakfast/family room • Guest cloakroom Spiral cellar • Inner reception hall • Study Laundry/boot room • Garden room

Master suite with bath and shower room and dressing room 3 Further bedrooms and a family bathroom (1st floor) 2 Bedrooms and a shower room (top floor)

Integrated annexe with separate entrance • Parking Private rear terrace • Kitchen/diner • Open plan sitting/dining room Shower room • Master bedroom and 2 further bedrooms

Front and rear gardens • Driveway • Summer house

Twyford Station 1 mile • Henley-on-Thames 6 miles Reading Station 6.2 miles • M4 (J8/9) 8 miles London Heathrow 20 miles (All distances 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. Ruscombe Grange This traditional and elegant Edwardian property was built c. 1905 and constructed over 3 floors in red brick under a clay tiled roof with gabled ends in the conservation area of the village.

The property has generous proportions throughout with high ceilings and large windows providing plenty of light in this delightful family property.

The Grange is entered into a reception lobby with coat store and then onto a large open plan kitchen/family room with an impressive range of wall and floor units and a sizeable island/ breakfast bar. The room is stylishly finished in light tones with complementary granite worktops and a stone floor. Appliances include a black Aga with companion stove, a Neff electric cooker, and there is a double Butler’s sink.

A large laundry/boot room is well equipped with storage cupboards and a luxury cylindrical wine cellar set into the ground and a boiler room.

More formal rooms include a dual aspect dining room and sitting room with a wood framed fireplace and open log fire. A double set of French doors leads out onto a gravelled terrace.

There is a generously sized dual aspect study/library, and an inner hallway leads on from here into the garden room with lantern roof and sliding doors on two sides out onto a stone terrace. A guest cloakroom completes the ground floor layout.

A wide and airy staircase leads to the upper floors. On the first floor there is a master bedroom suite with dressing room and bathroom with roll top bath and walk in shower, and 3 further bedrooms with decorative original fireplaces. Most rooms provide built-in storage. There is a family bathroom and airing cupboard storage.

The top floor provides 2 further bedrooms and a shared shower room. Secondary Accommodation There is an integrated annexe set over two floors offering generous accommodation. The property can be accessed from the house itself or through a separate entrance and enjoys its own outdoor parking area at the front and private terraced area to the rear. There is a well equipped kitchen with breakfast bar, a large open plan sitting/dining room with solid wood floors, shower room. Stairs lead up to a vaulted master bedroom overlooking the fields and 2 further bedrooms, all with roof lights. Garden and Grounds The property sits in just under an acre of well-designed and well-manicured private gardens with year round colour and seating areas; perfect for outdoor entertaining. There are lovely views over the fields and surrounding countryside. A contemporary styled and insulated Swedish cabin with power, heating can also be found in the gardens. The front drive is gravelled with parking for numerous vehicles. In all around 0.7 acres Situation Ruscombe Grange is set in the long established Conservation area of the village around the medieval church of St James the Great. The rural village and of Ruscombe is located to the east of Twyford in the in Berkshire. The property is ideally situated for commuting to London with the M4 giving access to the motorway network and fast trains from Twyford into the City. Crossrail is due to arrive in late 2019.

Twyford offers a range of shopping facilities with a large Waitrose in the town centre along with a good selection of independent shops and boutiques. Further amenities can be found both in Henley- on-Thames and Reading.

The area is very well served for schooling with an excellent selection available within close proximity to the house.

The surrounding countryside is ideal for country pursuits and is well served with bridleways and footpaths for horse riding, cyclists and walkers.

Ruscombe, Reading APPROXIMATE GROSS INTERNAL FLOOR AREA Directions and Postcode (RG10 9UB) Main House = 364sq.m (3,909sq.ft) W Annexe = 112sq.m (1,200sq.ft) S From London take the M40 to Junction 8/9 and A404(M) to Summer House = 22sq.m (237sq.ft) Total = 498sq.m (5,346sq.ft) N Bath Rd/A4 in Windsor and Maidenhead. Take exit 9B from E A404. At the roundabout, take the 1st exit onto Bath Rd/A4. At the roundabout, take the 2nd exit and stay on Bath Rd/A4. Turn

Bedroom 2 left onto Scarletts Lane and continue onto Castle End Road. 5.08 x 4.32 16'8" x 14'2" Turn right onto Waltham Rd/B3024. Property will be on the left. (Maximum) Bedroom 5 Lower level 4.39 x 3.77 14'5" x 12'4" Sky Local Authority Bedroom 6 3.27 x 3.09 Sky Garden room 10'9" x 10'2" Wokingham District Council, Berkshire 5.43 x 3.91 17'10" x 12'10" Bedroom 4 3.82 x 3.76 A/C Services Bedroom 3 12'6" x 12'4" 4.55 x 4.00 Study 14'11" x 13'1" Gas Aga, Mains gas, water, electricity. Private drainage: 4.27 x 3.61 Inner hall (Maximum) 14'0" x 11'10" 4.25 x 3.07 Klargester sewage treatment system 13'11" x 10'1" Eaves

Fixtures and fittings SECOND FLOOR

Only those mentioned in these sales particulars are included in Bedroom 1 Dressing room 5.44 x 3.76 3.76 x 3.69 Sitting room Sky 17'10" x 12'4" 12'4" x 12'1" the sale. All others, such as fitted carpets, curtains, light fittings 5.96 x 5.30 19'7" x 17'5" (Maximum) and garden ornaments, are specifically excluded but may be Kitchen/ Breakfast/ Family room Kitchen made available by separate negotiation. 9.22 x 7.92 4.53 x 2.34 FIRST FLOOR 30'3" x 26'0" 14'10" x 7'8" Viewings Dining room 5.31 x 3.63 Strictly by prior appointment with the Sole Agents, Knight 17'5" x 11'11" Sky Utility 4.67 x 3.20 Frank LLP. 15'4" x 10'6" Bedroom 3 3.01 x 1.89 9'11" x 6'2" Sky GROUND FLOOR Bedroom 2 3.58 x 3.06 11'9" x 10'0"

6.46 x 6.06 21'2" x 19'11" Sky Bedroom 1 Summer house 6.35 x 4.87 5.34 x 4.12 20'10" x 16'0" 17'6" x 13'6" Sky

ANNEXE GROUND FLOOR ANNEXE FIRST FLOOR

Denotes restricted head height This plan is for guidance only and must not be relied © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8285345/DMS upon as a statement of fact. Attention is drawn to the Important Notice.

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 01491 844900 agent has any authority to make any representations about the property, and accordingly any information given 20 Thameside, Henley-on-Thames, is entirely without responsibility on 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 Oxfordshire RG9 2LJ and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been [email protected] obtained. A buyer or lessee must find out by inspection or in 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 KnightFrank.co.uk without notice. Particulars dated March 2017. Photographs dated March 2017. 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.