HORSE AND HARROW ROKE MARSH

AN IMPRESSIVE GRADE II LISTED PROPERTY FORMERLY THE HORSE & HARROW PUB CONVERTED INTO A FLEXIBLE FAMILY HOME WITH A SEPARATE BARN STYLE ANNEX

HORSE AND HARROW, ROKE MARSH, OXFORDSHIRE, OX10 6JB.

This Grade II listed property was formerly the Horse and Harrow pub. The conversion has been sympathetic and in keeping with the age of the property, retaining its original charm.

• BOOT ROOM • CLOAKROOM WITH SHOWER • KITCHEN • DINING ROOM • SITTING ROOM • MUSIC/FAMILY ROOM • CONSERVATORY • STUDY/HOME OFFICE • 4 BEDROOMS • FAMILY BATHROOM

• 2 BEDROOM BARN STYLE ANNEXE WITH BATHROOM • GARDEN • PARKING

THE PROPERTY This Grade II listed property was formerly the Horse and Harrow pub. The conversion has been sympathetic and in keeping with the age of the property, retaining its original charm such as beams, floors and fireplaces that are found throughout the house. This family home offers flexibility not least because of the number of reception rooms but also the presence of a self-contained annexe. Entry to the house is mainly via the boot room, off which is a cloakroom with a shower and access into the hand crafted kitchen with a range of store cupboards and Range cooker. There are views over the front drive and garden. The dining room lies directly off the kitchen with an abundance of original features, such as original oak beams, Inglenook fireplace and wooden floor. These features continue into the sitting room which also has an Inglenook fireplace housing a log burner. From the sitting room, a door leads into the conservatory overlooking the garden and patio entertaining area. A study/home office leads to a family room currently being used as a music room. On the first floor, four double bedrooms with exceptional views of the Chiltern Hills beyond. Spacious family bathroom.

The two bedroom barn style annexe which has independent access, can also be accessed from the study and offers great flexibility which could be perfect for a home working environment or separate quarters for a private holiday or business let or indeed elderly grandparents. Currently there is an open plan kitchen and sitting room arrangement with a bedroom and bathroom found on the ground floor and a further bedroom upstairs.

OUTSIDE SITUATION The area is ideally situated for some of the GENERAL REMARKS best schools in the country; Independent The main gardens are delightfully set out Rokemarsh is a delightful South schools in the immediate area include all Tenure – Freehold with vacant possession at the rear of the property and are largely Oxfordshire hamlet joined with the village those in Oxford and Moulsford Prep on completion. lawned. There is mature hedging offering of Berrick Salome. There are two thriving School, Cranford House, The Oratory privacy, well stocked flower beds and a traditional village pubs, Home Sweet Prep and Public School, Downe House, Services – Mains water, electricity, and patio area ideal for outside entertaining. Home (approx. 0.5 miles)and the Radley College, Abingdon School and the drainage. oil central heating. There are a number of garden stores and Chequers,( approx. 1 mile) and the Church European School in Abingdon, Wycombe sheds within the garden and at the front of is in close proximity. The hamlet is well Abbey for Girls in High Wycombe, Fixtures and Fittings - Those items the property there is another area of lawn placed for a number of excellent private Pangbourne College, Bradfield College, mentioned in these particulars are with a path leading to the formal front and state schools. The larger centres of Wellington College and Eton College. included in the freehold of the sale. All entrance. Benson and Wallingford are nearby and other fixtures and fittings and furnishings there is good access to Oxford, DIRECTIONS and excluded but could be available under separate negotiation. Henley on Thames and Reading. The From the B4009 Watlington to Benson hamlet has easy access to the motorway road, turn right into Braze Lane to Roke Local Authority – South Oxfordshire and Berrick Salome where the property District Council, Band D. network via the M40. Fast trains to London Paddington from Didcot. The can be found on the left hand side. breath-taking countryside that surrounds Viewings – Strictly by appointment via the village provides wonderful walks. Griffith & Partners, the sole agent.

01491 612831 Head Office: [email protected] 42 High Street 01491 839939 Watlington [email protected] Oxfordshire 01491 522800 OX49 5PY griffithandpartners.co.uk [email protected]