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Woodlands Cottage Ibstone, HP14 3XT Character house in a delightful Chiltern village.

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M40 2.5 miles – Henley-on-Thames 9 miles – 11 miles – Marlow 12 miles - London 44 miles (distances and times approximate) Woodlands Cottage This attractive red brick property is constructed with partial timber frame and herringbone brick under a clay tile roof. Accommodation is arranged over two floors. The kitchen has a dining area, along with a charming sitting area and wood-burning stove. The double reception rooms have open fireplaces and lovely views over the garden. To the second floor, the master bedroom has a dressing room and en suite bathroom. A further three bedrooms, family bathroom and shower room complete the second floor.

Gardens and Grounds The house is approached through an automated gate onto a shingle driveway leading up to the garage with a level, formal lawned garden on the left hand side with established trees and shrubs. To the side of the house lies an attractive brick paved area with a working well which leads through to the rear garden with open views over the fields and Valley beyond. The garden is truly delightful with careful attention to detail. Other features include a workshop, garage, and a one-bedroomed self-contained annexe, with bedroom, bathroom and kitchen living area. Situation The village of Ibstone sits high in the above the Hambleden Valley. Other villages close by include , , and Hambleden and it is an Area of Outstanding Natural Beauty. The larger centres of Henley-on-Thames, High Wycombe and Marlow are all close at hand offering an excellent range of shops, schools and recreational facilities. There is a regular rail service from High Wycombe station to London Marylebone or from Henley or Maidenhead to London Paddington. Local Authority High Council Fixtures and Fittings Only those mentioned in these sales particulars are included in the sale. All others, such as fitted carpets, curtains, light fittings and garden ornaments, are specifically excluded but may be available by separate negotiation. Postcode HP14 3XT Viewing Strictly by prior appointment with the Sole Agents, Knight Frank LLP Directions From London take the M40 motorway and exit left at J5 towards Ibstone. Proceed on this lane into the village passing The Fox public house on the left hand side. Woodlands Cottage can be found shortly after on the left hand side before reaching the Ibstone cricket pitch which is situated on the right hand side. Postcode HP14 3XT Woodlands Cottage, Ibstone, High Wycombe APPROXIMATE GROSS INTERNAL FLOOR AREA E Main House = 235sq.m (2,529sq.ft) Garage = 19sq.m (204sq.ft) S Conservatory Annexe = 43sq.m (460sq.ft) N 4.38 x 4.38 Workshop = 28sq.m (304sq.ft) 14'4" x 14'4" W

3.50 x 2.90 11'6" x 9'6"

Garage Sitting room Workshop Drawing room 5.28 x 3.63 7.26 x 3.37 Kitchen/Breakfast room 5.33 x 5.30 6.03 x 5.54 17'4" x 11'11" 23'10" x 11'1" 6.55 x 5.90 17'6" x 17'5" 19'9" x 18'2" 21'6" x 19'4" (Maximum) (Maximum) F/P

GROUND FLOOR Bedroom 4 2.80 x 2.13 Kitchen 9'2" x 7'0" (Maximum)

Living room Sky Sky Boiler 6.08 x 4.90 19'11" x 16'1" (Maximum) Sky Bedroom 1 5.53 x 5.31 Bedroom 2 18'2" x 17'5" Bedroom 3 Dressing room 3.35 x 2.90 3.63 x 2.30 (Maximum) 11'11" x 7'7" Bedroom 4.30 x 3.37 11'0" x 9'6" 3.50 x 2.58 14'1" x 11'1" 11'6" x 8'6"

ANNEXE FIRST FLOOR

© ehouse. UnauthorisedThis plan reproductionis for guidance only prohibited. and must notDrawing be relied ref. dig/8403705/NJD upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the Particulars.

Knight Frank I would be delighted to tell you more. Henley-on-Thames 20 Thameside, Alexander Risdon Henley-on-Thames, 01491 844900 RG9 2LJ [email protected] Connecting people & property, perfectly. knightfrank.co.uk

Fixtures and fittings: A list of the fitted carpets, curtains, light fittings and other items fixed to the property which are included in the sale (or may be available by separate negotiation) will be provided by the Seller’s Solicitors. 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 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 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 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 without notice. Particulars dated November 2019. Photographs dated November 2019. Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability partnership registered in and Wales with registered number OC305934. Our registered office is at 55 Baker Street, London W1U 8AN where you may look at a list of members’ names. If we use the term ‘partner’ when referring to one of our representatives, that person will either be a member, employee, worker or consultant of Knight Frank LLP and not a partner in a partnership.{CR}If you do not want us to contact you further about our services then please contact us by either calling 020 3544 0692, email to [email protected] or post to our UK Residential Marketing Manager at our registered office (above) providing your name and address.