MANOR FARM BARN • HP22 MANOR FARM BARN WINGRAVE • HP22

Superb Grade II listed barn in a beautiful setting Sitting room • Dining room Kitchen/breakfast room • Cloakroom

Master bedroom with en suite bathroom Three further bedrooms • Family bathroom

Detached double garage • Gardens

Mentmore 2 miles • Leighton Buzzard station 5 miles ﴿London Euston 33 minutes﴾ station 10 miles ﴿London Marylebone 52 minutes﴾ Tring 7 miles • 6 miles • Berkhamsted 15 miles ﴿all times and distances are 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. Manor Farm Barn Located within a small development in the popular village of Wingrave, this superb Grade II listed barn conversion is beautifully presented and sits in attractive gardens. Of particular note is the wonderful open plan sitting/dining room. The space is enhanced by a vaulted ceiling with exposed timbers and inglenook rising beyond the galleried landing, creating a striking focal point. From here, French doors open to the gardens along with access to a family/dining room. The kitchen/breakfast room has a country theme, with wooden cabinets and butler sink and gives access to the boot room and cloakroom. Upstairs, a study area makes the most of the galleried landing space and provides an outlook across the substantial reception room below. There are four bedrooms, the master with a range of fitted wardrobes and en suite bathroom with separate shower.

Situation Manor Farm Barn is situated in picturesque Wingrave, an attractive village with an active community, directly opposite the village Church. Schools: There are a range of schooling options: Aylesbury Grammar School, a primary school in the village and Berkhamsted School. Leisure & recreation: A village pub, tennis, sports and art clubs are available in the village as well as an extensive range of outdoor pursuits and stunning countryside. Shopping: The village post office and store for everyday items balance with the convenience of Waitrose in Aylesbury and easy access to Milton Keynes shopping centre. Travel: Mainline railway stations are available at Leighton Buzzard or Tring for London Euston and Aylesbury or Wendover for Marylebone.

Gardens and grounds Manor Farm Barn offers gardens to the front and rear, the main area located to the rear of the property. Here, a detached double garage can be found along with further parking. A gate leads to the principle area which is mainly laid to lawn, complemented by a terrace with space for a garden table and chairs, raised brick‐built borders and a variety of shrubs, plants and trees. There is further garden space to the front of the property comprising an area of gravel and lawn with mature shrubs. ﴿Directions ﴾Postcode HP22 4PA From the A41 exit at the Tring junction and proceed towards Tring town. At the mini roundabout, turn right towards Long Marston and, after passing Tring reservoirs, cross the roundabout and continue through the village towards Wingrave. At the centre of the village, turn left onto Leighton Road and the driveway entrance to the property is on the right, opposite the Church. Services Mains gas, electricity, water and drainage. Fixtures and fittings All those items regarded as tenant’s fixtures and fittings, together with the fitted carpets, curtains and light fittings, are specifically excluded from the sale. However, certain items may be available by separate negotiation.

Local authority Approximate Gross Internal Floor Area District Council. 227.9 sq.m./2,454 sq.ft. 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

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 any joint 01442 861610 agent has any authority to make any representations about the property, and accordingly any information High Street given is entirely without responsibility on the part of the agents, seller﴾s﴿or lessor﴾s﴿. 2. Photos etc: The 136 Berkhamsted HP4 3AT photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. 3. Regulations etc: Any reference to alterations to, KnightFrank.co.uk [email protected] or use of, any part of the property does not mean that 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 May 2016. Photographs dated May 2016. Knight Frank LLP is a limited liability partnership registered in with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.