floorplans Main House gross internal area: 00 sq m, 000 sq ft Annexe gross internal area: 00 sq m, 000 sq ft Total gross internal area: 00 sq m, 000 sq ft

DELIGHTFUL BARN CONVERSION IN PEACEFUL LOCATION WITH VIEWS setters barn goring heath, oxfordshire

DELIGHTFUL BARN CONVERSION IN PEACEFUL LOCATION WITH VIEWS OVER SURROUNDING COUNTRYSIDE setters barn goring heath, oxfordshire Reception hall  open plan vaulted drawing room and dining room  kitchen/breakfast room  utility room  4 en suite bedrooms  guest bedroom with en suite  cloakroom  separate annexe with sitting room/bedroom and en suite shower room, office  double garage with store above, parking area  timber garden store, landscaped gardens and grounds  about 0.68 acres  EPC rating = E

HenleyonThames 9 miles, Reading 6.8 miles, Pangbourne 3 miles, Goring 4 miles

Directions From HenleyonThames proceed towards the main traffic lights and carry straight on up Gravel Hill to Rotherfield Peppard. Once through Rotherfield Peppard take the right hand turn through Gallowstree Common and Cane End. At Cane End turn right onto the A4074 and take the first left to Goring (B4526). Continue along this road and take the left fork down the lane towards Goring Heath. Continue up to the crossroads and pass straight over. Continue for about half a mile then turn left into Bunces Lane. Setters Barn will be found on the right just after Westholme Farm. Post code: RG8 7RH Situation Setters Barn is situated in a peaceful rural location surrounded by fields on the edge of the hamlet of Goring Heath. The barn enjoys fine views to the south over the surrounding countryside. Local facilities are available in Pangbourne where there is a range of shops, banks, a post office, restaurants and public houses. More extensive facilities are available in nearby HenleyonThames and Reading. Notwithstanding its rural setting, communications within the area are excellent with the M4 (junction 12) providing access to London or the West Country. There is also a regular train service from Reading to London (Paddington) taking from 28 minutes. Crossrail is due to open from Reading in 2018.

There is excellent schooling nearby including Moulsford, Cranford House, The Oratory, Pangbourne College and Bradfield College. Sporting and recreational facilities include racing at Windsor, Ascot and Newbury and riding and walking in the surrounding countryside and the Thames path. Description Setters Barn was converted about 18 years ago from a traditional farm building on the Hardwick Estate. Particular care has been taken to retain many of the original structural features including vaulted ceilings, reclaimed timber flooring and exposed brickwork and oak timbers. As the majority of the property is on the ground floor, there is tremendous flexibility with the accommodation as bedrooms can be used as reception rooms and vice versa. Main features include:

 Magnificent drawing room with vaulted ceiling, oak beams, central brick fireplace with two sided wood burning stove, wooden floor, wall to ceiling glass windows and doors opening to the south facing terrace and garden

 Dining area with fireplace, doors to garden

 Griggs and Mackay kitchen/breakfast room with vaulted ceiling and exposed timbers, excellent range of painted wall and floor units and central island, builtin appliances include two ovens, microwave/combi oven, steamer/combi oven, dishwasher, fridge/freezer, door to garden terrace

 Utility room with plumbing for washing machine and tumble dryer, boiler, double sink, back door to garden

 Master bedroom with door to garden, ensuite bathroom with separate shower, two washbasins and WC

 Study/bedroom 4 with ensuite shower room

 2 further en suite bedrooms

 Guest bedroom 5 with en suite shower and doors to garden

 Annexe bedroom 6/sitting room with en suite shower room and doors to garden Outside Setters Barn is accessed from the lane via a 5 bar gate opening to a gravel parking area to the front of the double garage with store room above (potential for playroom or office – subject to the usual consents). There is an attached office with vaulted ceiling and door to garden. The south facing terrace is accessed from the kitchen, drawing room and dining area and provides the perfect setting for al fresco dining in tranquil and secluded surroundings. The garden is laid mainly to lawn and is private with hedges to all boundaries. There is an attractive timber garden store and a productive vegetable patch in raised beds. The various mature trees add to the charm of this lovely location and frame the far reaching views over the surrounding countryside.

floorplans Main House gross internal area: 3,088 sq ft, 287 sq m Garage gross internal area: 529 sq ft, 49 sq m Annexe gross internal area: 287 sq ft, 27 sq m Office gross internal area: 141 sq ft, 13 sq m Total gross internal area: 4,045 sq ft, 376 sq m

Sky Sky Sky Study/ Bedroom 4 Kitchen/ Bedroom 1 3.60 x 3.54 Breakfast room Guest Bedroom 5 4.98 x 4.10 11'10" x 11'7" 7.25 x 4.98 5.08 x 3.53 16'4" x 13'5" Bedroom 3 16'8" x 11'7" Bedroom 2 23'9" x 16'4" 3.78 x 3.66 Utility 4.98 x 3.77 Walk-in 12'5" x 12'0" 16'4" x 12'4" wardrobe Sky Sky

Eaves Reception Ground floor 7.16 x 2.86 23'6" x 9'5"

Loft 4.90 x 4.02 16'1" x 13'2" First floor Hatch Drawing Room

11.60 x 7.32 Floor above garage 38'1" x 24'0"

F/P

Garage 6.02 x 5.75 F/P 19'9" x 18'10" Annexe/Bedroom 6 Office 5.00 x 3.55 3.69 x 3.54 Dining area 16'5" x 11'8" 12'1" x 11'7" Hatch

Annexe FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALE The position & size of doors, windows, appliances and other features are approximate only. Savills Henley-On-Thames Denotes restricted head height © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8233416/NJD [email protected] 01491 843000 Important notice: Savills, their clients and any joint agents give notice that 1: They are not authorised to make or give any representations or warranties in relation to the property 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 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, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or savills.co.uk facilities. Purchasers must satisfy themselves by inspection or otherwise.