8 BEECHWOOD CLOSE www.warmingham.com CRAYS POND F OXFORDSHIRE

8 BEECHWOOD CLOSE CRAYS POND F OXFORDSHIRE

Woodcote - 1 mile F Reading - 6 miles F Pangbourne on Thames - 3 miles F Oxford - 21 miles F Henley on Thames - 13 miles F M4 at Theale (J12) - 8 miles F M40 at Lewknor (J6) - 17 miles F Newbury - 15 miles F Wallingford - 7 miles (Distances approximate)

Enjoying a relaxing ambience and outlook, the setting is simply delightful, being idyllically located within this most desirable rural hilltop village adjoining open paddocks, privately situated in delightfully mature gardens and grounds, yet but a short drive to a mainline railway station in Goring on Thames providing access to London in under the hour. A charming family home of approximately 1,661 sq ft in total, set in pretty landscaped mature gardens & grounds, having been sympathetically extended and part-modernised to an appealing standard, affording spacious and flexible accommodation of an open plan yet traditional nature, with stylish fixtures and fittings evident throughout, and a relaxing ambience and outlook.

✦ Quiet Close of detached houses protected by Beech Woodland & Open Fields

✦ Covered Front Porch ✦ Reception Hall ✦ Cloakroom ✦ Kitchen ✦ Utility Room ✦ Sitting Room With Fireplace ✦ Dining Room ✦ Conservatory SITUATION Crays Pond is a small rural community centred around an historic old pond, situated on high ground on the southern edge of the ✦ Landing Chilterns in an area of ‘Outstanding Natural Beauty’ to the north of Reading just above the scenic Thames Valley. The village is ✦ Laundry Cupboard ideally placed with good road communications for Reading, Wallingford, Henley and the M4 and M40 motorway networks. The ✦ 3 Bedrooms riverside villages of Pangbourne and Goring are both easily accessible, each offering established shopping centres and a range ✦ Family Shower Room of facilities, including banks, modern health centres and importantly, mainline commuter stations with excellent services up to London (Paddington) in well under the hour. There are also a number of restaurants, hotels and olde worlde inns in the immediate ✦ Attached Double Garage & Workshop local area.

✦ In All Extending To Approximately 1,661 Sq Ft The nearby village of Woodcote offers everyday shopping facilities including a co-op supermarket open seven days a week, Post Office stores, modern health centre and nursery, primary and secondary schools. The Oratory Prep. School is located within half a mile of the ✦ Delightfully Mature Gardens & Grounds Adjoining village and the main Oratory School is close by in Woodcote itself. The picturesque village of Whitchurch on Thames also has a high Open Paddocks Ofsted rated Primary school and is within 1.5 miles. PROPERTY DESCRIPTION 8 Beechwood Close occupies an advantageous corner position in this small cul-de-sac development, backing on to open paddocks, with wonderful views being afforded.

Incorporating a traditional architectural design, the property has appealing red brick and part tile hung elevations under a pitched pan tiled roof with a large covered porch overlooking the front gardens and driveway.

The accommodation is light and bright benefiting from large windows and is well apportioned offering spacious family sized accommodation, which extends to approximately 1,661 sq ft. Both enlarged and part-modernised, careful attention has been paid to enhance the original features, whilst adding a more contemporary flair, with open plan modern accommodation blending seamlessly with that of a more traditional nature culminating in the presentation of a super family home.

A wonderful opportunity afforded, in a simply stunning location, early viewing is advised. OUTSIDE The property has a wide mature frontage to the close, with a delightfully spacious brick paviour driveway opening through to the double garage and side access. There is a gated pedestrian path running alongside the right of the house to the rear and side garden.

The main garden lies to the rear and right side of the property and is neatly lawned with established hedging and shrubs around the boundaries, providing additional privacy and an attractive backdrop. Extending across part of the rear of the house, approached internally through both the utility room off the kitchen and from the conservatory, is a wide and shallow stone laid patio terrace which opens on to the lawn, perfect for ‘Al Fresco’ dining.

There is a glazed green house to one corner of the garden, and a timber shed.

The attached double garage and workshop has fitted power, with a wide vehicular roller door to the front and a small pedestrian door to the rear.

Both private and delightfully attractive, the gardens and grounds must be viewed to be fully appreciated.

8 Beechwood Close, Crays Pond, RG8 7SG Approximate IPMS2 Floor Area = 123.3 sq m / 1327 sq ft Garage / Workshop = 31.0 sq m / 334 sq ft Including Limited Use Area (2.3 sq m / 25 sq ft) Total = 154.3 sq m / 1661 sq ft Feet 0 5 10

Conservatory 0 1 2 3 3.60 x 3.40 Metres 11'10 x 11'2

Utility 3.20 x 2.52 10'6 x 8'3 Dining Room Bedroom 3 Kitchen 3.46 x 2.64 2.87 x 2.50 Bedroom 1 3.78 x 2.91 11'4 x 8'8 9'5 x 8'2 3.92 x 3.86 12'5 x 9'7 12'10 x 12'8

Garage / Workshop 4.87 x 4.83 16'0 x 15'10 Sitting Room Entrance 4.76 x 3.93 Hall 15'7 x 12'11 Bedroom 2 3.90 x 2.98 12'10 x 9'9

Ground Floor First Floor

Surveyed and drawn in accordance with IPMS: Residential Buildings by fourwalls-group.com 239632 GENERAL INFORMATION Services: All main services are connected to the property. Central heating and hot water from gas fired boiler. Energy Performance Rating: C / 69 Postcode: RG8 7SG Local Authority: South Oxfordshire District Council Telephone: 01491 823000

VIEWING Strictly by appointment through Warmingham & Co.

DIRECTIONS From our offices in the centre of Goring turn right and proceed up to the top of the High Street. At the railway bridge junction turn right and then left into Reading Road. Follow this road out of the Village and on reaching Crays Pond in approximately 2 miles, continue on at the crossroads by the Pond and take the next turning left into Beechwood Close. No 8 will be found in the top left hand corner.

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.

www.warmingham.com

01491 874144 4/5 High Street, Goring-on Thames Nr Reading RG8 9AT E: [email protected] www.warmingham.com