SWAN YARD FARM www.warmingham.com LOWER F SWAN YARD FARM F BERKSHIRE

Goring on Thames 2 ½ miles F Streatley High Street/River 2 miles F 2 miles (London Paddington within the hour) F Reading 8 miles (London Paddington 27 minutes) F M4 (Junction 12) 8 miles F Henley on Thames 14 miles F Newbury 12 miles F Oxford 18 miles (Distances and times approximate)

Situated in the delightful village of Lower Basildon near the and and midway between the Riverside villages of Pangbourne and Streatley on Thames within easy reach of the M4 and mainline trains for London Paddington in under the hour. A wonderful and unusual opportunity to acquire this four bedroom detached country home of considerable character set in 7 acres of mature grounds with formal gardens, orchard, equestrian facilities, paddocks, stabling, detached barn, and garaging standing in an elevated position with beautiful open far reaching views across the Thames valley.

✦ Reception Hall

✦ Cloakroom ✦ Spacious Loft with Velux Windows ✦ Sitting Room with Fireplace

✦ Private Gravelled Driveway/Forecourt ✦ Inner Hall ✦ Garage ✦ Study ✦ Detached Period Barn / Workshop ✦ Dining Room ✦ Stabling with Tack Room & Cloakroom ✦ Kitchen/Breakfast/Family Room ✦ Further Outbuildings & Stores ✦ Utility Room

✦ Railed Paddocks ✦ Master Bedroom with En-Suite Shower Room and Balcony ✦ Principle Lawned Gardens ✦ Second Bedroom with En-Suite facilities ✦ Orchard & Meadow ✦ 2 further Bedrooms, one with Balcony ✦ Family Bathroom ✦ In all, Grounds of approximately 7 Acres SITUATION On the edge of Lower Basildon stands the historic Basildon House, now owned by the National Trust and Situated in scenic countryside designated an ‘Area of Outstanding Natural Beauty’, the small village of open to the public, and Beale Park, which extends along the banks of the river where can be seen many Lower Basildon lies approximately midway between Pangbourne and Streatley on Thames at the foot of exotic varieties of animals and birds as well as a miniature railway. Near the river off Church Lane is the the Berkshire Downlands overlooking the Thames Valley and across to the Chilterns on the Oxfordshire side historic 13th century Parish Church of St Bartholomews. A footpath along the Thames is accessible a of the river. The vibrant village of (2 miles) has Primary School, Pub, Post Office and Church. short distance from the house. Comprehensive everyday amenities and facilities including shops, banks, health centres, libraries and In addition to nearby villages having their own well-revered primary school and secondary schools. The excellent primary schools are available at Goring on Thames and Pangbourne with both villages also area is also extremely well served by an excellent range of both state and private schooling, of particular having mainline stations providing fast commuter services to Reading and up to London Paddington in note; Bradfield College, Pangbourne College, Downe House, Cranford House, Moulsford Preparatory, The well under the hour, and Crossrail to Canary Wharf to be commissioned shortly. Road communications are Manor, Abingdon Boys and The School of St Helen & Katharine. A variety of secondary school buses run also excellent with Reading and the M4 motorway being easily accessible. through Lower Basildon. PROPERTY DESCRIPTION A few steps lead up to the inner hall, off which is the study, dining room and L-shaped kitchen/breakfast/ Believed to be of Victorian origins, the house at Swan Yard Farm was formerly a Coach House for a larger family room with separate utility room. Upstairs, arranged around a central landing are the master bedroom country residence. Extended in more recent years, it’s now a detached family home of generous proportions, with en-suite shower room and balcony, second bedroom with en-suite facilities, two further bedrooms, affording accommodation of approximately 2,560 sq ft in a flexible and characterful arrangement. one with balcony, and a family bathroom. There is ladder access to a large loft space (with ample room for staircase up) with Velux windows, offering clear potential for further development subject to any relevant The front door opens into a reception hall with cloakroom, and on to the large sitting room with fireplace. permissions. OUTSIDE cloakroom. To the top of the garden is a detached period brick built barn with loft, currently used as a A red brick walled frontage opens into a gravelled forecourt affording ample parking space to the front of Workshop, and with 3-phase electricity, and numerous garden stores. the house, and leading to an attached garage with vaulted ceiling and timber doors. Via a gated access, Towards the top of the property are approximately 5 acres of railed paddocks, a chalk pit with potential for a track leads up the side of the house where the land opens up, spreading wide beyond the rear of the a range of recreational uses. There are further expansive areas of garden and orchard, with the grounds neighbouring cottages in both directions. enjoying stunning panoramic views across the Thames valley. To the far Northern side of the land is a second vehicular access via a track down to Reading Road. Leading off the rear of the house itself is the principle garden, with patio terrace directly off the kitchen and dining room, and a terraced lawned garden beyond. The ground gently rises, to an equestrian yard In all, the grounds of the property amount to approximately 7 Acres, rarely available and offering a host of area with further parking for numerous vehicles, and a stable block of 4 loose boxes, tack room and development opportunities to the buyer subject to relevant Planning Permissions.

GENERAL INFORMATION Swan Yard Farm, Reading Road, Lower Basildon, RG8 9NG Services: Mains water, electricity and drainage are connected. Oil Approximate IPMS2 Floor Area = 237.8 sq m / 2560 sq ft fired central heating and hot water. Garage = 21.9 sq m / 236 sq ft Council Tax: E Outbuildings = 136.6 sq m / 1470 sq ft Energy Performance Rating: E / 51 Limited Use Area = 18.3 sq m / 197 sq ft Postcode: RG8 9NG Total = 414.6 sq m / 4463 sq ft (Excluding Open Stores / Void) Local Authority: District Council Telephone: 01635 42400 = Reduced head height below 1.5m

Feet 0 5 10 VIEWING 0 1 2 3 Strictly by appointment through Warmingham & Co. Metres

Balcony Balcony 3.56 x 1.59 11'8 x 5'3 Stable Stable Stable Tack Room DIRECTIONS 3.28 x 2.94 3.28 x 2.94 3.28 x 2.94 2.94 x 2.66 10'9 x 9'8 10'9 x 9'8 10'9 x 9'8 9'8 x 8'9 From our offices in the centre of Goring turn left and proceed down the High Street and continue across the river bridge and up to the top of Streatley High Street. At the traffic lights bear left on to the Bedroom 4 Bedroom 1 Stable Kitchen / Breakfast / 3.68 x 2.67 4.00 x 3.68 3.94 x 3.64 A329 road to Pangbourne and in a further 2 miles on reaching Lower Family Room 12'1 x 8'9 13'1 x 12'1 12'11 x 11'11 Dining Room Basildon the property will be found a short way along on the right 8.70 x 6.27 5.55 x 3.88 28'7 x 20'7 hand side, opposite an open field. 18'3 x 12'9

Utility T (Not Shown In Actual Location / Orientation) 3.77 x 2.41 DISCLAIMER 12'4 x 7'11 The agent has not tested any apparatus, equipment, fittings or services so cannot verify that they are in working order. If required, the client is advised to obtain verification. These particulars are issued Up Study Open Store on the understanding that all negotiations are conducted through 4.17 x 3.93 3.45 x 2.97 13'8 x 12'11 Up Void 8.70 x 4.80 11'4 x 9'9 Warmingham & Co. Whilst all due care is taken in the preparation 28'7 x 15'9 of these particulars, no responsibility for their accuracy is accepted, Sitting Room nor do they form part of any offer or contract. Intending clients must Entrance Log Store 6.82 x 4.50 Hall 3.37 x 1.49 satisfy themselves by inspection or otherwise as to their accuracy 22'5 x 14'9 Bedroom 2 11'1 x 4'11 4.86 x 3.33 prior to signing a contract. Bedroom 3 15'11 x 10'11 (Not Shown In Actual 3.18 x 3.39 Barn - First Floor Location / Orientation) 10'5 x 11'1

Store 2.95 x 2.33 9'8 x 7'8 Open Store Barn 3.92 x 2.12 Garage 5.06 x 2.15 8.75 x 4.81 16'7 x 7'1 28'8 x 15'9 12'10 x 6'11 6.02 x 3.62 (Not Shown In Actual 19'9 x 11'11 Location / Orientation) Up www.warmingham.com

Ground Floor First Floor Barn - Ground Floor (Not Shown In Actual Location / Orientation) 01491 874144 4/5 High Street, Goring-on Thames Nr Reading RG8 9AT E: [email protected] Surveyed and drawn in accordance with IPMS: Residential Buildings by fourwalls-group.com 239838 www.warmingham.com