Bryony Cottage, The Old Orchard, Calcot. www.patrickwilliams.co.uk Bedroom Bedroom 3.95 x 3.25 4.95 x 3.48 13'0" x 10'9" W 16'3" x 11'6"

N S Master Bedroom 5.25 x 3.95

E 17'3" x 13'0" Bedroom Dn 3.95 x 3.10 Dressing Room 13'0" x 10'3"

First Floor

Study 3.32 x 2.40 Dining Room 11'0" x 7'9" 4.10 x 3.25 Reception Rooms/General Circulation Areas 13'6" x 10'9" Kitchen/ Utility Room Breakfast Room 3.45 x 2.45 Sitting Room Kitchen/Workshop/Utility/Plant 5.25 x 3.95 11'3" x 8'0" 7.05 x 3.95 17'3" x 13'0" 23'0" x 13'0" Outside Space

Bedroom/Dressing Rooms

Pantry Bathrooms 2.45 x 1.70 Storage Up 8'0" x 5'6"

Ground Floor

Approximate Garage Gross Internal Floor Area 9.81 x 5.18 House: 196sq.m. or 2110sq.ft. 32'3" x 17'0" Garage: 51sq.m. or 549sq.ft. © 2017 HOMEPLAN www.homeplanuk.co.uk Constructed in accordance with the RICS code of measuring practice, this plan is for layout guidance only. It is not to scale, unless specified. Please check all dimensions & shapes before making any decisions reliant upon them. Bryony Cottage The Old Orchard, Calcot, . RG31 7RF

An attractive detached modern character property providing spacious family accommodation set in a secluded location within mature gardens approaching ½ acre.

Bryony Cottage is an individual detached home constructed to a high Location standard 35 years ago, set in an enviable position within part of the Conveniently located with an abundance of shops and amenities locally exclusive Old Orchard, a small number of character properties each including Sainsbury’s Hypermarket, IKEA, NEXT only a short drive. Calcot set in generous plots surrounded by parts of the original 18th Century Golf Club is within walking distance. A fitness and sports centre at Wall, which was part of the walled orchard to Calcot Grange. With Bradfield College is ten minutes’ drive with indoor pool, gym and tennis excellent commuter access, the M4 junction 12 is approximately 2 courts. Equestrian centres in Bradfield and Upper Basildon. With lots of miles, and Reading mainline stations, a short distance by car. restaurants and pubs reached by car and walks are to be found down Highly regarded schools, shops and amenities are just a short drive the no-through lane, crossing the . away. Schools The family friendly layout offers flexibility and is well designed to take There is a number of schools in the area including Theale Green, St advantage of the substantial accommodation including open plan Andrews Prep, The Oratory Prep, and Bradfield Colleges as kitchen/breakfast room with windows and door overlooking the well as Kendrick Girls Grammar, Reading Boys Grammar Grammar garden, large utility room and separate pantry. Entrance hall, sitting schools in Reading. room, dining room, study, and cloakroom complete the ground floor. Transport Links Upstairs, the master bedroom with dressing room and en-suite Approx. 2 miles, Theale Train station. bathroom with shower, three further double bedrooms and family Approx. 3.6 miles, Reading train station. bathroom all reached from an open and spacious landing. 2 miles to M4 J12, easy access to M4 Outside Bus service to Reading and Newbury within walking distance. Approaching ½ acre the property sits on a very generous plot, partially Tenure surrounded by the original 18th century wall, secluded and private Freehold with vacant possession landscaped gardens bordered with mature trees, conifers and shrubs with terrace for outside entertaining. The gated entrance to the General Information driveway provides parking for several vehicles, as well as access to the Mains water, drainage and electricity detached 4 car garage. Local Authority: Council Directions From M4 J12, take A4 towards Reading, proceeding. At the traffic lights adjacent to the Calcot Golf Club turn right. Take the first right into The Chase and then first left into Mill Lane. The private drive to The Old Orchard is to be found on the right hand side and Bryony Cottage is at the end of the close. Viewing by appointment only. MISREPRESENTATION ACT, 1967. Although every care is taken in preparing these particulars they PATRICK WILLIAMS do not constitute an offer or contract, or any part hereof. Statements contained therein are not to be relied on as 4 a Station Road, Pangbourne, RG8 7AN statements or representation of fact and are made without responsibility on the part of the Agents or Vendor. Tel: 0118 984 4444 An intending purchaser must satisfy himself by inspection, or otherwise as to the correctness of each statement and the [email protected] Vendor does not make or give and neither have the Agents or their employees authority to make or give and representation or www.patrickwilliams.co.uk warranty in relation to this property.