Old Manor Cottage North Moreton • Oxfordshire Old Manor Cottage North Moreton • Oxfordshire

A beautifully presented Grade II Listed house with just under an acre of gardens and a detached garage with office over

Entrance hall • Sitting room • Dining room • Kitchen 3 bedrooms • Family bathroom

Detached double garage with cloakroom and office over Large gardens with selection of garden outbuildings

In all about 0.94 acres

Wallingford 3 miles Didcot 3 miles (mainline railway station to London Paddington 45 minutes) Pangbourne 13 miles • Oxford 14 miles (All distances and times approximate)

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. Situation North Moreton is a semi-rural south Oxfordshire village equidistant of both Oxford and Henley-on-Thames. The village benefits from a public house, parish church and superb country walks.

It is also ideally situated within easy reach of both Wallingford and Didcot, which includes the highly regarded commuter line service from Didcot to London Paddington in approximately 45 minutes.

Wallingford has a full range of daily amenities and services including a large Waitrose, hospital, doctors and dentist surgery and several good local restaurants.

The local area is renowned for its open countryside which is excellent walking and riding country. Old Manor Cottage A charming period village house in an excellent location in the centre of this sought after village. The property is Grade II Listed with plenty of character and original features throughout, including an attractive sitting room with an inglenook fireplace, exposed ceiling beams and a well-proportioned dining room.

The bedrooms are beautifully presented and have plenty of charm with lovely views over the garden and the village towards the village Church.

The property is accessed over a private drive at the side of the house and leads to a parking area for numerous cars. There is also a detached double garage with a large office over that could be converted into additional accommodation (subject to the necessary planning consents).

The gardens are a particular feature and include a large variety of trees. Originally a former orchard, the garden is now laid to lawn with a number of herbaceous borders. In addition, there are further outbuildings including a garden store, greenhouse and workshop. Accommodation Included within the brochure is a set of floor plans detailing the layout of the accommodation. Wallingford Road, North Moreton, Didcot APPROXIMATE GROSS INTERNAL FLOOR AREA N Main House = 124sq.m (1,344sq.ft) W Fixtures and fittings Garages = 59sq.m (632sq.ft) Total = 183sq.m (1,976sq.ft) E Only those mentioned in these sales particulars are included S in the sale. All others, such as fitted carpets, curtains, light fittings, garden ornaments etc. are specifically excluded but may be made available by separate negotiation. Services Mains water and drainage are connected to the house. Hall Sitting room 1 Master bedroom 4.46 x 2.01 F/P 4.56 x 4.10 4.66 x 3.94 Gas fired central heating. 15'0" x 13'5" Kitchen 14'8" x 6'7" F/P 15'3" x 12'11" 3.45 x 2.92 Local authority 11'4" x 9'7" South Oxfordshire District Council. Tel. 01491 823000 Directions (Postcode OX11 9AT) GROUND FLOOR

From Wallingford take the A4130 towards Didcot. Bedroom 2 Dining room 4.21 x 3.49 Proceed past the village of Brightwell-cum-Sotwell and take 4.28 x 4.05 13'10" x 11'5" Bedroom 3 14'1" x 13'3" (Maximum) the first left on the Wallingford Road into North Moreton. 3.82 x 3.46 12'6" x 11'4" Proceed into the village passing the church on the left hand 4.55 x 2.10 14'11" x 6'11" Sitting room 2 room Sitting FIRST FLOOR side. Old Manor Cottage will be found after a short distance ABOVE SITTING ROOM on the right hand side.

Viewings FIRST FLOOR ABOVE HALL Strictly by appointment through Knight Frank Oxford Office Sky Sky 01865 790077

Garage 1 4.50 x 4.45 Garage 2 Office/Studio 14'9" x 14'7" 4.50 x 3.26 6.81 x 4.50 (Maximum) 14'9" x 10'8" 22'4" x 14'9"

GARAGE GROUND FLOOR GARAGE FIRST FLOOR

This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice.

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

01865 790077 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

280 Banbury Road, Oxford, 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, Oxfordshire OX2 7ED 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 [email protected] 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 April

KnightFrank.co.uk 2015. Photographs dated April 2015. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office

is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.