Pond House Woodlands Road • Harpsden Pond House Woodlands Road • Harpsden • RG9 4AB

A delightful and immaculately presented family home located in a tranquil setting

Open plan reception hall and sitting room • Family room Kitchen/dining room • Study • Garden room/conservatory Guest cloakroom • Laundry/boot room

Galleried landing • Master bedroom with en suite bathroom Guest bedroom with en suite shower room • 2 Further bedrooms Family bathroom

Ornate Italian styled gardens • Pond and fountain • Gazebo Driveway • Garaging for 3 cars.

Shiplake Station 0.2 miles • Henley-on-Thames 2.5 miles Reading 7 miles • M4 (J8/9) 12 miles • Marlow 10 miles M40 (J4) 13 miles (All distances are approximate)

Services All mains. Private drainage – septic tank. Local Authority South Oxfordshire District Council Tel: 01491 823000 Fixtures and fittings Only those mentioned in these sales particulars are included in the sale. All others, such as fitted carpets, curtains, light fittings and garden ornaments, are specifically excluded but may be made available by separate negotiation.

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. Pond House This attractive property was built c. 1950s and has been cleverly extended by a well regarded local architect. The property is entered into a fabulous open plan space with a large combined reception hall and sitting room with stairs leading up to an impressive galleried landing. The sitting room features a Jetmaster gas fire with marble surround and ornate wood mantel. Double doors open into a bright study/library room with a dual aspect and brick fireplace also with a Jetmaster gas fire. The Smallbone designed kitchen and dining area has been attractively painted in tones of taupe and cream with complementary granite worktops, Butler’s sink, gas hob and extractor fan. The kitchen island has in-built appliances with both combination and conventional ovens. There is a useful laundry/boot room with a sink and steps lead down to a door opening out onto the front driveway and garages. Internal bi-fold doors open up the garden room/conservatory to the rest of the house with French doors leading out onto a sunken terrace, perfect for outdoor entertainment. There is a further side door off the landing leading out to a decked area and a generous sized guest cloakroom completes the accommodation on the ground floor. On the first floor, the master bedroom has an en suite bathroom with separate shower, a guest bedroom with en suite shower room, 2 further bedrooms and a family bathroom with separate shower. Most of the bedrooms have good built in storage and there is a Linn music system to the ground floor. Outside The house is approached along a private driveway, set back from the road behind decorative wrought iron gates onto a large driveway with parking for numerous vehicles. There is garaging for 3 cars and an internal staircase leads up to a large studio room. The gardens are Italian styled with wrought iron ornate gates, decorative pond with fountain, brick gazebo, sunken terrace, brick pathways and an arbour. Mainly laid to lawn the delightful mature gardens feature yew and box tree topiary hedging, heathers and a wooden summerhouse. Pond House, Woodlands Road, Harpsden, Henley-on-Thames Approximate Gross Internal Area Situation Main House = 3517 Sq Ft/326 Sq M N Garage = 766 Sq Ft/71 Sq M W The property can be found on the much sought after Total = 4283 Sq Ft/397 Sq M Woodlands Road in the delightful semi-rural location of E Conservatory S 5.58 x 4.06 Harpsden, just 2 miles south of Henley-on-Thames. 18'4" x 13'4" (Maximum) The charming village of Shiplake with its branch line rail station, village and butcher shops and well respected Drawing Room 5.91 x 4.84 public house is approximately 0.4 miles distance. F/P 19'5" x 15'11" Study 4.08 x 3.96 F/P F/P There are excellent state and private schools for all 13'5" x 13'0" 8.87 x 3.93 Kitchen 29'1" x 12'11" Garage ages in the area including Gillots School, Shiplake Sitting Room 8.97 x 5.69 9.58 x 3.96 Breakfast Area 29'5" x 18'8" 31'5" x 13'0" Utility College, Queen Anne’s in Caversham, and Reading 4.74 x 2.54 15'7" x 8'4" (Maximum) Bluecoats in Sonning. Ground Floor There are also good commuter links to London with the 5.33 x 2.53 branch line station at Shiplake offering a fast commuter 17'6" x 8'4" services to London Paddington (via Twyford) and Bedroom 1 Sky Sky 4.95 x 4.93 Henley-on-Thames in the opposite direction. Reading 16'3" x 16'2" 6.89 x 3.73 22'7" x 12'3" Station is close with Crossrail due to commence Bedroom 2 4.09 x 3.96 13'5" x 13'0" Bedroom 3 services in 2019. The M4 and M40 motorways are both 4.91 x 2.86 16'1" x 9'5" Floor Above Garage easily accessible. Bedroom 4 3.72 x 2.87 12'2" x 9'5" Lower Harpsden itself boasts the location of the Henley Golf Level First Floor Club and the Harpsden Cricket Club.

Lower Level Directions (Postcode RG9 4AB) Proceed along Hart Street in the direction of the Bridge and FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALE turn right into Riverside and follow the road along by the River The position & size of doors, windows, appliances and other features are approximate only. and into Station Road. At the traffic lights turn left onto the © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8284551/WFF Reading Road A4155 and continue for approximately 2 miles towards Shiplake. Just after the Shiplake War Memorial take the right turning into Woodlands Road and continue along the This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to road where Pond House can be found on the right hand side. 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 any joint 01491 844900 agent has any authority to make any representations about the property, and accordingly any information given 20 Thameside, Henley-on-Thames, 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 appeared at the time they were taken. Areas, measurements Oxfordshire RG9 2LJ 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 any necessary planning, building regulations or other consent has been [email protected] 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 KnightFrank.co.uk without notice. Particulars dated February 2017. Photographs dated August 2016. 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.