Northbury Farm Ruscombe, Berkshire

Twyford Village 1 mile | Henley-on-Thames 6 miles | Reading 6 miles Windsor 6 miles | M4 (J 8/9) 8 miles | London 32 miles (All distances and times are approximate) A particularly fine, Grade II listed, 16th Century former manor house and adjacent tythe barn situated in enchanting landscaped gardens and grounds

Master bedroom with en suite bathroom Four further bedrooms | Four further bathrooms

Two staff cottages both with two bedrooms

Traditional range of outbuildings | Listed tythe barn | Outdoor tennis court Enchanting landscaped gardens and grounds

In all about 9.23 acres

Sara Batting Estate Agents Knight Frank Henley-on-Thames Country Department 17/18 King Street, Reading, 20 Thameside, Henley-on-Thames, 55 Baker Street, Berkshire RG1 2HE Oxfordshire RG9 2LJ London W1U 8AN Tel: +44 (0)118 9502341 Tel: +44 (0)1491 844 900 Tel: +44 (0)20 7861 1114 [email protected] [email protected] [email protected]

sarabatting.co.uk knightfrank.co.uk

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. Northbury Farm

Approached by a gated tree lined drive, Northbury Farm enjoys wonderful privacy within its own extensive grounds. This historic grade II listed 16th century Tudor manor house is set in the middle of well established formal gardens and surrounding parkland grounds that extend in total to around 9.23 acres. The house has been sympathetically extended and renovated by the current owners and it offers a wealth of character with elegant living rooms with timbered beams and open fireplaces ideal for everyday family life as well as entertaining. As well as the well laid out ground floor living accommodation the first floor comprises four bedroom suites, a fifth bedroom and family bathroom leading from an open galleried landing. The well laid out accommodation can be seen on the enclosed floorplans.

Outside, as well as the impressive listed tythe barn and listed granary, there is an extensive range of outbuildings as well as two separate cottages (Gardeners Cottage and Stable Cottage) both offering two bedrooms, ideal for guests, extended family or staff. The formal gardens are a mixture of stone terraces, rose gardens, herbaceous and shrub gardens as well as comprising a pond and lake with the extended grounds home to fine tree specimens. There is also a hard tennis court tucked away within the grounds. Outbuildings provide garaging, storage and workshop areas.

Gardeners Cottage Oxfordshire

Shopping Reading, Henley and Windsor.

Restaurants and Pubs The Waterside and Hinds Head at Bray, Orwells at Shiplake and pubs in Waltham St Lawrence, Shurlock Row and Hare Hatch.

Schools Lambrook, Eton, Windsor boys school, Wycombe Abbey, The Oratory, Bradfield College, Wellington College, Reading Blue Coats.

Travel by Road Junction 8/9 of the M4 is about 8 miles away.

Travel by Train Twyford (1 mile) to London Paddington (from 36 minutes). Planned Crossrail station being constructed from Twyford, which will enable fast access to the city.

Travel by Air Heathrow Airport (21 miles).

Golf Castle Royal, Sonning, Temple, Sunningdale, Wentworth, Maidenhead, Marlow, Hurley, The Royal Berkshire and Hawthorn Hill.

Racing Ascot, Windsor, Sandown, Kempton and Epsom.

Boating Henley, Shiplake and Wargrave Regattas.

(All distances and times are approximate) Northbury Farm

Northbury Farm

Approx. area 9.23 acres

Produced by: N Date: Drawn By: Scale: Plan Ref: 22:10:14 CW/MM 1:1500 @ A4 Mapping and GIS Department Knight Frank LLP Title Ramsbury House, 22 High Street W E Northbury Farm Hungerford, Berkshire, RG17 0NF

(t) 01488 688508 (f) 01488 688505 This Plan is published for guidance only, and although it is believed to be correct its accuracy is not guaranteed, (e) [email protected] S nor is it intended to form part of any contract. Where this plan is based on the Ordnance Survey map it is with the sanction of the controller of H. M. Stationery Office Crown Copyright reserved. Licence No. 100021721 Larder Bedroom 5.45 x 2.68 Kitchen 17'11" x 8'9" Northbury Farm 4.45 x 2.75 Sitting Room Kitchen 14'7" x 9'0" 5.56 x 4.90 5.62 x 2.40 18'3" x 16'1" 18'5" x 7'10" Ruscombe, Berkshire Hall Bedroom 3.56 x 2.83 11'8" x 9'3" Approximate Gross Internal Floor Area In House: 476.2 sq.m. (5,126 sq.ft.) Gardener’s Cottage: 81.4 sq.m. (876 sq.ft.) Dining Room In Stable Cottage: 105 sq.m. (1,130 sq.ft.) 5.39 x 2.83 Bedroom 17'8" x 9'3" 3.50 x 2.87 11'6" x 9'5"

Bedroom 5.72 x 4.67 18'9" x 15'4" Utility Dressing Room/ Nursery Bedroom Bedroom Room 3.87 x 3.46 Sitting Room Dining Room 12'8" x 11'4" 5.57 x 5.42 9.41 x 4.42 18'3" x 17'9" 30'10" x 14'6"

Gardener’s Cottage Kitchen/ Bedroom Breakfast Room 4.86 x 4.55 8.42 x 4.54 Dn 15'11" x 14'10" Larder 27'8" x 14'11" Stable Cottage

Up Store Eaves Storage

Master Bedroom 6.02 x 4.79 19'9" x 15'9" Sitting Room Drawing Room Bedroom 5.51 x 4.55 5.52 x 4.66 8.67 x 4.62 18'1" x 14'11" Reception Bathroom 28'6" x 15'2" 18'1" x 15'3" Study Bedroom 7.20 x 4.43 7.05 x 2.91 Kitchen/Utility Storage 23'7" x 14'6" 23'1" x 9'7" Bedroom

In Dressing Area This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the text of the Particulars Ground Floor First Floor Larder Bedroom 5.45 x 2.68 Kitchen 17'11" x 8'9" Northbury Farm 4.45 x 2.75 Sitting Room Kitchen 14'7" x 9'0" 5.56 x 4.90 5.62 x 2.40 18'3" x 16'1" 18'5" x 7'10" Ruscombe, Berkshire Hall Bedroom 3.56 x 2.83 11'8" x 9'3" Approximate Gross Internal Floor Area In House: 476.2 sq.m. (5,126 sq.ft.) Gardener’s Cottage: 81.4 sq.m. (876 sq.ft.) Dining Room In Stable Cottage: 105 sq.m. (1,130 sq.ft.) 5.39 x 2.83 Bedroom 17'8" x 9'3" 3.50 x 2.87 11'6" x 9'5"

Bedroom 5.72 x 4.67 18'9" x 15'4" Utility Dressing Room/ Nursery Bedroom Bedroom Room 3.87 x 3.46 Sitting Room Dining Room 12'8" x 11'4" 5.57 x 5.42 9.41 x 4.42 18'3" x 17'9" 30'10" x 14'6"

Gardener’s Cottage Kitchen/ Bedroom Breakfast Room 4.86 x 4.55 8.42 x 4.54 Dn 15'11" x 14'10" Larder 27'8" x 14'11" Stable Cottage

Up Store Eaves Storage

A45 A1 A45 A14 A425 M1 Northampton A509 A46 A6 M40 A45 A428 A428 Cambridge

A5 Stratford-upon-Avon A428 A429 A43

A423 A428 A1 Bedford M1 M40 A10

A5 A509 A505 A43 A6 A1 Banbury A505 A429 A44 Brackley Milton Keynes A43 M1 A6 A10

A1M A44 A421 M40

Leighton Buzzard A5 NOTE: DROP GOOGLE MAP SNAPSHOT IN AT 100% A429 A44 M1 A6 Stevenage Bicester A505 A418 Luton A34 A1M A41 A5 Luton Stanstead A44 M40 Airport Airport A40 A41 A34 M1 A5 Aylesbury A44 Welwyn A429 A40 Garden City A40 Witney Hertford A40 A41 M40 A4010 Hemel Hempstead A1M Thame St Albans Harlow A40 Oxford M1 A413

A41 A420 M40 M25 A34 A413 M1 Amersham M25 A420 M25 Abingdon A4010 Enfield Faringdon High Wycombe Tetbury A404 Watford A419 A34 M40 Edgeware A413 M25 M48 A429 M5 A433 M4 Didcot A404 M40 M4 M48 A420 Pinner Wantage Newport M4 Swindon Ruislip Wembley A46 A429 A329 M4 M4 M49 A40 Maidenhead M4 Henley-on-Thames A404 M25 A40 Mayfair M4 A34 Bristol Airport M4 M4 Cardiff M32 A350 Chelsea A346 A308 M4 A4 London London City A4 Chippenham A361 A4 Heathrow Airport Bristol Windsor Richmond M5 M4 Airport M4 Northbury Farm A308 A316 A205 Reading A30 Calne M4 A329M A4 A4 A332 A3 M5 Marlborough M25 Hampton A46 M4 A308 Hungerford M4 Ascot A4 Newbury A329 A308 A4 Wokingham A38 Kingston-upon-Thames Bath A361 A33 A321 M3 M3 A37 A346 A322Bagshot Melksham A345 A3095 M25 Weybridge Esher A3 A240 Devizes A339 Highclere A361 M3 A243 Trowbridge Kingsclere A33 A322 Weston Super-Mare A36 A30 A3 A360 Epsom A38 A350 A338 A34 A339 Woking M25 M5 A361 A342 Farnborough Fleet Farnborough Leatherhead M25 A217 A37 Airport M3 A331 A3 A38 A342 Westbury A345 A24 Frome Basingstoke A360 A287 A350 Aldershot A31 Guildford Andover Dorking Illfracombe A36 Warminster M3 Farnham Reigate A361 A339 A31 A217 M5 Amesbury A303 A303 A24 Shepton Mallet A36 Godalming A303 Alton A3 Gatwick Exmoor A361 A350 A287 A343 A325 Airport National Park A39 A338 A34 Bridgewater A37 A36 A30 A283 Glastonbury A31 M3 A303 A30 Stockbridge A286 Barnstaple Alresford A3 A32 A303 Haslemere M5 Salisbury A31 A361 Winchester A350 A3057 Horsham A37 A272 A286 A283 A39 Taunton A3 A377 Shaftesbury A272 A354 A3090 M3 A272 Romsey A36 A32 Petersfield A272 A386 A361 A303 A338 M5 Midhurst A39 A37 A358 A283 Southampton A3 Pulborough Great Torrington Yeovil A36 M27 Airport A285 M5 Bishops Waltham A350 M27 A286 A354 Southampton A361 A303 Ilminster Totton M27 A32 Tiverton A39 A377 New Forest A35 NOTE EXTRA C ROADS A386 A31 A3M A338 Lyndhurst M5 A326 A37 M27 A3 Havant Blandford Forum A27 A27 A27 Arundel A35 M27 Chichester A30 Fareham Brighton A337 A27 A31 Ringwood Bude Wimborne Worthing Beaulieu A32 M275 Holsworthy A377 A354 Minster A326 Bournemouth Brockenhurst Crediton A31 Airport A386 Honiton A35 M5 A31 Portsmouth A35 A350 Lymington Cowes A377 Exeter Airport A35 A30 A35 A35 Exeter A37 Bournemouth Ryde A39 A30 A35 Dorchester A3020 A3054 A30 A35 Poole A30 M5 A3054 Newport Wareham

A376 A386 Dartmoor A3056 A395 Launceston National Park A3020 A39 Weymouth Shanklin A38 Exmouth A3055 A380 A30 Swanage

A388

A39 Tavistock Padstow A30 Newton Abbot Rock

A30 Wadebridge A38 A380

Bodmin A39 Torquay A38 A388 Newquay Airport Liskeard A38 Paignton A386 A30 A38 Totnes Newquay A390 A385 A392 Plymouth A391 A38 A38

A30 St Austell

A390

A30 A390 Truro

Redruth Salcombe

Camborne St Ives

Penzance Falmouth

Portheleven

Sennen

Lizard Services

Mains electricity, gas, water and drainage. LPG, mains water and private drainage to cottages. Fixtures and fittings

Only those mentioned in these sales particulars are included in the sale. All others, such as white goods, light fittings, garden ornaments etc., are specifically excluded but some may be made available by separate negotiation. Local Authority

Wokingham District Council. Tel: 0118 794 6000.

Viewing Important Notice 1. Particulars: These particulars are not an offer or contract, nor part of one. You Strictly by appointment with the joint agents Knight Frank LLP should not rely on statements by Knight Frank LLP in the particulars or by word of and Sara Batting. 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 Tenu re 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 Freehold. appeared at the time they were taken. Areas, measurements and distances given are approximate only. EPC 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 Gardeners Cottage EPC: D 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. Stable Cottage EPC: E 4. VAT: The VAT position relating to the property may change without notice. Knight Frank is the trading name of Knight Frank LLP. Knight Frank LLP is a limited liability Directions (Postcode: RG10 9XJ) partnership registered in England and Wales with registered number OC305934. Our registered office is at 55 Baker Street, London W1U 8AN where you may look From Jct 8/9 of the M4 follow the A404M towards Henley. 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 Leave the A404M at Maidenhead proceeding west towards consultant of Knight Frank LLP and not a partner in a partnership. If you do not Reading and Twyford on the A4. Continue for about 4 miles 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 through Knowle Hill and Kilngreen and just before the pub Residential Marketing Manager at our registered office (above) providing your name turn left to Waltham St. Lawrence. Continue along this road for and address. Particulars dated February 2020. Photographs dated September 2019 and 2014. about half a mile and turn right into Castle End Lane. Continue Some of the photos have been partially edited. along this road for about a mile and a half and just before the Designed by end turn right up a private gravel lane. Continue along this lane The Sign Design Partnership Ltd Telephone: +44 (0)20 3286 1633 and the gates to Northbury Farm will be found at the end. www.signdesignlimited.com