Price £475,000

Downside Cottage , West Ilsley RG20 7AL D DOWNSIDE COTTAGE , WEST ILSLEY Berkshire RG20 7AL

Chocolate-box cottage displaying all the character and charm you could possibly imagine! Built in approx 1750 and set up a small track in the rural village of West Ilsley within walking distance of the public house. The accommodation comprises open plan kitchen/dining room with aga, living room with inglenook fireplace with wood burner and built-in bread oven, shower room, three bedrooms and bathroom. Benefits include exposed timbers and brick walls, Downs School catchment, secluded garden, outbuilding and oil fired central heating.

ACCOMMODATION DIRECTIONS Proceed out of Newbury from the Robin Hood Ground floor roundabout on the A339 northbound and continue on The property has many charming features including the A34 passing the M4 at Junction 13. Continue on an oil-fired Aga in the kitchen/dining room with the A34 for approximately five miles turning left exposed timber beams, a sunken ceramic butler sink, signposted East/West Ilsley. Bear round to the right dual aspect windows, decorative exposed brick heading into West Ilsley and upon dropping down fireplace, understairs cupboard, two further the hill Downside Cottage is situated off a little track. additional storage cupboards, shower room and stairs Turning right, which will be identified by the Downer to first floor. Door opening to living room with south- & Co. For Sale board. Continue down the track for westerly facing aspect and large inglenook fireplace approximately 50 yards where Downside Cottage can with working wood-burner and original built-in be found on your left hand side. bread oven. PROPERTY MISDESCRIPTIONS ACT 1991 First floor The information in this document is indicative and is Master bedroom overlooking the front garden with intended to act as a guide only to the finished vaulted ceiling and exposed beams. Second double product. Due to the time at which this document was bedroom with decorative fireplace, also overlooking produced, the finished product may vary from the the front garden. A further bedroom and family information provided. These particulars should not be bathroom completes the accommodation. relied upon as accurately describing any of the OUTSIDE specific matters described by any order under the All of the garden is to the front of the property and Property Misdescriptions Act 1991. This information has a south-westerly aspect. The garden has been does not constitute a contract or warranty. The predominantly laid to lawn with a mixture of flowers dimensions given on plans are subject to minor and mixed shrubs. To the front is a timber outbuilding variations and are not intended to be used for carpet which has been partitioned and doubles as an office sizes, appliance sizes or items of furniture. We would and storage space. like to point out that all photographs are taken with a wide angle lens and any fitted appliances have not SERVICES & COUNCIL TAX been tested. Electricity, mains drainage and water are connected to the property. Heating is by way of oil. The property is VIEWINGS in Band D. Current charge for 2019-2020 is: £1,846,69. Strictly by prior appointment through Downer & Co.'s Telephone Council on: 01635 519520. Newbury office on: 01635 523777. Energy Performance Certificate

Downside Cottage Dwelling type: Semi -detached house West Ilsley Date of assessment: 8 July 2009 NEWBURY Date of certificate: 9 July 2009 RG20 7AL Reference number: 0988 -7037 -6243 -6841 -5004 Total floor area: 91 m ² This home's performance is rated in terms of the energy use per square metre of floor area, energy efficiency based on fuel costs and environmental impact based on carbon dioxide (CO ²) emissions. Energy Efficiency Rating Environmental Impact (CO ²) Rating

Current Potential Current Potential Very energy efficient - lower running costs Very environmentally friendly - lower CO ² emissions

Not energy efficient - higher running costs Not environmentally friendly - higher CO ² emissions & Wales EU Directive EU Directive 2002/91/EC England & Wales 2002/91/EC The energy efficiency rating is a measure of the The environmental impact rating is a measure of a overall efficiency of a home. The higher the rating, home's impact on the environment in terms of the more energy efficient the home is and the lower carbon dioxide (CO ) emissions. The higher the the fuel bills are likely to be. ² rating, the less impact it has on the environment.

Estimated energy use, carbon dioxide (CO ²) emissions and fuel costs of this home

Current Potential

Energy use 362 kWh/m ² per year 333 kWh/m ² per year Carbon dioxide emissions 6.5 tonnes per year 6.0 tonnes per year Lighting £84 per year £45 per year Heating £883 per year £834 per year Hot water £158 per year £150 per year Based on standardised assumptions about occupancy, heating patterns and geographical location, the above table provides an indication of how much it will cost to provide lighting, heating and hot water to this home. The fuel costs only take into account the cost of fuel and not any associated service, maintenance or safety inspection. This certificate has been provided for comparative purposes only and enables one home to be compared with another. Always check the date the certificate was issued, because fuel prices can increase over time and energy saving recommendations will evolve.

To see how this home can achieve its potential rating please see the recommended measures.

This EPC and recommendations report may be given to the Energy Saving Trust to provide you with information on improving your dwelling ’s energy performance.

For advice on how to take action and to find out about offers available to help make your home more energy efficient call 0800 512 012 or visit www.energysavingtrust.org.uk/myhome

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