Bournes Farmhouse

BOURNES FARMHOUSE Harpsden Road, Binfield Heath, Oxfordshire Handsome Victorian Farmhouse with rural views Entrance hall  sitting room  kitchen/breakfast room  garden room  study  utility room  cloakroom  3 bedrooms (1 en suite)  bathroom

Studio – mezzanine bedroom 4  wet room  living room/ kitchen

Parking  garden Directions From Henley-on-Thames follow the signs for Reading on the A4155. Continue on this road for approximately 2.5 miles passing the Shiplake War Memorial and a little further on take the right turn into Memorial Avenue signposted to Binfield Heath. At the next junction turn right into Plough Lane and pass the Orwells restaurant on the left. Pass the village shop on the left and turn next right into Common Lane. Continue to the end of Common Lane, at the T-junction turn left and Bournes Farmhouse will be found after a short distance on the right. Post code RG9 4JT. Situation Situated in the popular village of Binfield Heath which has a local shop and post office and is surrounded by unspoilt countryside. More extensive shopping, educational and leisure facilities can be found at the nearby towns of Henley-on-Thames and Reading. The mainline station in Reading provides fast access to London, Paddington from 25 minutes, (Crossrail 2019) with local rail connection and parking at Shiplake station approximately 3 miles distant. M4 J10 is approximately 6 miles away providing access to the M25, London, Heathrow Airport and the West Country. The area is well served for schools, including Rupert House in Henley, the Oratory, Shiplake College, Bluecoat in Sonning, Wellington, Wycombe Abbey for Girls and Queen Anne’s in Caversham. There are a number of fine golf courses around Henley-on-Thames, including Henley and Huntercombe. The nearby countryside offers miles of walking and riding. Racing may be enjoyed at Ascot, Windsor and Newbury and there are extensive boating facilities available on the River Thames. Description Dating back we believe to the mid 1800s, the property has been extended to create light and spacious living accommodation, whilst offering further potential to extend (subject to the necessary planning consents). The entrance hall with tile floors leads to the kitchen/ breakfast room which overlooks the rear garden and fields beyond has a range of floor and wall mounted wooden units with tiled work surfaces. The sitting room is to the front of the property and is a large room with a feature fireplace wood burning stove and original sash windows with wooden shutters. The sitting room leads to a garden room with flagstone floors and doors opening to the garden. There is also a utility room and access to the studio (which can also be self contained), which has an open plan living room/kitchen, wet room and a spiral staircase leads up to a mezzanine bedroom 4. On the 1st floor the master bedroom has an en suite bathroom, there are two further double bedrooms and a family bathroom. Outside Accessed through double wrought iron gates to a large gravel driveway providing off street parking for several vehicles. The garden is mainly laid to lawn with a large decked terrace area over looking the fields. Additional Information Tenure: Freehold with vacant possession on completion. Services: All mains services are connected. In accordance with the consumer Protection from Unfair Trading Regulations 2008 (CPR) and the Business Protection from Misleading Marketing Regulations 2008, please note that none of the services have been tested. Local Authority: South Oxfordshire District Council Postcode: RG9 4JT Energy Performance: A copy of the full Energy Performance Certificate is available upon request. Viewing: Strictly by appointment with Savills. Floor Plans Gross Internal Area (approx): 234.9 sq m / 2528 sq ft

Studio Study Living Room / Kitchen Utility Bedroom 2 3.24 x 2.99 6.02 x 5.51 3.44 x 2.07 19'9 x 18'1 6.52 x 2.90 10'8 x 9'10 Dn 11'3 x 6'9 Up 21'5 x 9'6

Bedroom 4 Kitchen / Eaves 3.55 x 3.23 Eaves Breakfast Room Dn 11'8 x 10'7 7.29 x 2.77 23'11 x 9'1 T Up Conservatory Studio 6.10 x 3.86 20'0 x 12'8 IN Master Bedroom Sitting Room Bedroom 3 5.07 x 4.14 8.31 x 3.99 4.04 x 3.10 16'8 x 13'7 27'3 x 13'1 13'3 x 10'2

Ground Floor First Floor

savills henley important notice 58-60 Bell Street, Henley-on-Thames, Savills, their clients and any joint agents notice that: 1: They are not authorised to make or give any representations or warranties in relation to the property Oxfordshire, RG9 2BN either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in [email protected] these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2: Any areas, 01491 843001 measurements or distances are approximate. The text, photographs and plans are for guidelines only and are not necessarily comprehensive. It should not be assumed that the property has all the necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. savills.co.uk Purchasers must satisfy themselves by inspection or otherwise. KB715002 Brochure by floorplanz.co.uk