THE FIRS www.warmingham.com PANGBOURNE ROAD F UPPER BASILDON F BERKSHIRE THE FIRS PANGBOURNE ROAD F UPPER BASILDON F BERKSHIRE

READING - 7 miles F OXFORD - 19 miles F HENLEY on THAMES - 13 miles F NEWBURY - 10 miles F M4 (J12) - 6 miles F M40 (J6) - 15 miles F HEATHROW - 40 miles F Mainline Railway Station to LONDON PADDINGTON within the hour - 2 miles (Distances and times approximate)

Enjoying a relaxing ambience and outlook & privately situated within this picturesque Berkshire Downland village, the setting is simply delightful. The Firs is situated in professionally landscaped gardens and grounds of approximately 0.275 of an acre and is within a few minutes’ walk of the highly regarded village primary school. A short drive leads to central Pangbourne or Goring on Thames for their High Street shops, The River Thames, and mainline railway stations providing access to London Paddington in under the hour. An attractive, spacious & well-appointed residence of approximately 3,650 sq ft dating back to the early 1700’s, impressive in design and benefitting from having been fully refurbished and modernised throughout to an incredibly high specification. Incorporating numerous attractive features throughout, early viewing is advised.

✦ An Exquisite Family Home ✦ Galleried Landing ✦ Sought After Downland Village Within Short ✦ Master Suite With En-Suite Bathroom & Distance Of Mainline Railway Station To Dressing Room London Paddington & Scenic Riverside ✦ Guest Suite With En-Suite Bathroom ✦ Appealing Period Architectural Design ✦ 2 Further Bedrooms ✦ Covered Entrance Porch ✦ Family Bathroom With Wet Room & Slipper bath ✦ Reception Hall ✦ Spacious Eaves Stores ✦ Cloakroom ✦ Utility Room ✦ Professionally landscaped Part Walled ✦ Kitchen / Breakfast Room Gardens & Grounds Of Approximately 0.275 Acre Incorporating Orchard & Kitchen ✦ Sitting Room With Vaulted & Beamed Garden With External Lighting, Power & Ceiling Watering Points ✦ Family Room With Log Burner & Fireplace ✦ Greenhouse ✦ Dining Room ✦ Polytunnel ✦ Gym / Bedroom 5 ✦ Garage With Electric Remote Controlled Door ✦ Cellar ✦ In all approximately 3,650 sq ft SITUATION The village of Upper Basildon sits on the edge of the Berkshire Downlands in an area of ‘Outstanding Bradfield College, the well known Public School located some three miles from Upper Basildon, has Natural Beauty’ with far reaching scenic countryside surrounding it on all sides. excellent leisure, fitness and sports facilities including a large indoor swimming pool all of which are The village itself offers a range of amenities including a parish church, community Post Office, highly available for use by members of the public. The facilities also include squash, badminton courts, tennis regarded C of E primary school, and the Red Lion public house (recently voted one of the Independent courts, hockey and a 9-hole golf course. newspaper’s top 50 country pubs). There is a splendid new village hall, which has become the centre for In addition to the Basildon C of E primary school, the area is also extremely well served by an excellent a variety of community sports and activities with its adjoining sports field and tennis courts. A local bus company runs a limited service from the village to Pangbourne on Thames, Reading, Streatley on Thames range of both state and private schooling, of particular note; Bradfield College, Pangbourne College, and Goring on Thames, where a mainline railway station with fast commuter services up to London Downe House, Cranford House, Moulsford Preparatory, Abingdon Boys and The School of St Helen & (Paddington) in well under the hour (25 minutes from Reading) can be found. Katherine. PROPERTY DESCRIPTION The Firs comprises the major wing of a larger period house, reputedly dating back to the early 1700’s, with on a limestone floor sourced from Mandarin Stone.There is also an Aga at one end by the breakfast area later architect designed additions. This has culminated in a beautiful family home, being sympathetic to it’s providing a cosy feel throughout the year. character history whilst embracing a contemporary style. Moving to the first floor, you are greeted initially by a beautiful galleried landing with beamed ceiling. Off History shows that in Victorian times the property was part of the village bakery, with existing indications this landing there is the vaulted master bedroom suite, which features a Fired Earth fitted en-suite shower represented today in the family room / snug, that feature large fireplaces to either end of the room. room and a dressing room. Also to be found from off the ‘L’ shaped landing are the 2nd & 3rd bedrooms, alongside a family bathroom with wet room, and the stairs leading to the 4th bedroom. The 4th bedroom The arrangement of accommodation is entirely versatile, arranged over three floors with further access to on the second floor is particularly impressive housing a guest suite with a beamed bathroom and dressing a cellar below the ground floor. The covered entrance porch opens through to the hall and a convenient room. utility room with cloakroom off to one side. This connects to a staircase which leads to the gym / bedroom 5. Moving off the hall into the main house you are presented with a superb, architect designed, vaulted & The elegant and highly attractive arrangement of the accommodation takes full advantage of the private beamed sitting room. Continuing into the house the original parts of the property are to be found, with the views over the beautifully landscaped grounds, with doors off both the vaulted sitting room and kitchen / breakfast room into the garden. dining room affording oak flooring and wood panelling to the walls. The family room / snug also boasts many character features such as open fireplaces at either end, one with a log burner, and a feature beam Quite stunning, with meticulous attention to detail being entirely evident throughout in both the fittings running across the centre of the room. This room overlooks the private, mature gardens to the front of the and architectural design, the entire property has much in it to enthuse over, yielding a very tasteful quality, property. The kitchen / breakfast room is both spacious and attractive, with quality units from DeVol sitting wholly apparent on viewing. OUTSIDE The property fronts privately onto Pangbourne Road near the triangular green and the Parish Church in the The gardens are extensively planted with mature herbaceous boarders and hedging with an array central part of the village. Extending across the frontage is a low brick and flint wall with intermittent brick of colourful shrubs interspersed throughout. Towards the further end is an extensive kitchen garden piers and tall mixed country hedging. A wide gravelled entrance drive is assessed through wide timber five bar containing vegetable beds built around reclaimed sleepers and white gravel paths and an orchard. The gates, leading into a large forecourt area providing ample space for turning and parking. The driveway also kitchen garden further benefits from useful structures such as a glazed greenhouse and polytunnel. provides access to the integral garaging which has a Hormann electric remote controlled door. The double garage has fitted light and power & wide stable doors to the rear affording access into the rear gardens. Beautifully stocked throughout, current planted species include; perennial soft fruits such as raspberries, The part walled rear gardens benefit from a wide stone flagged terrace running along the entire back rhubarb, gooseberries, red & black currants, wineberry, alpine strawberry, and perennial vegetables such elevation of the property, approached directly off the sitting room and kitchen / breakfast room. The as globe artichokes, onions and kale. Fruit trees are to be found in abundance, including 2 pears, 4 garden has two dining areas : a more formal terraced dining area, flanked on both sides by extensive different varieties of apple tree and 2 greengages. lawned gardens and a further ‘Al Fresco’ dining area off to the left hand side of the kitchen/breakfast room, currently designated as the BBQ terrace. For evening entertaining, the garden is illuminated by discreet Delightfully attractive, the gardens must be viewed to be fully appreciated and in total extend into external lighting throughout. approximately 0.275 of an acre. GENERAL INFORMATION The Firs, Pangbourne Road, Upper Basildon, Reading, RG8 8LP Services: Mains electricity, water, and drainage are connected to the property. Oil fired central heating and hot water. Approximate Gross Internal Area = 319.1 sq m / 3435 sq ft Council Tax: G Cellar = 20.1 sq m / 216 sq ft Total = 339.2 sq m / 3651 sq ft Energy Performance Rating: E / 42 (Excluding Eaves) Postcode: RG8 8LP Local Authority: West Berkshire District Council Telephone: 01635 42400

Eaves B VIEWING Strictly by appointment through Warmingham & Co Estate Agents & Cellar T Gym / Bedroom 5 Valuers. 4.48 x 3.86 7.03 x 3.83 14'8 x 12'8 = Reduced headroom below 1.5m / 5'0 23'1 x 12'7 DIRECTIONS From our offices in the centre of Goring turn left and proceed down the Feet Eaves Eaves Cellar 0 5 10 High Street across the river bridge and up to the top of Streatley High Street where at the traffic lights turn left signposted for Pangbourne. 0 1 2 3 First Floor On reaching Lower Basildon in a further 2 miles turn right opposite Metres the garage into Parkwall Lane where the road merges with Bethesda Kitchen / Breakfast Room Master Suite Street just before the village hall turn left into Blandys Lane. Continue 4.33 x 3.19 7.50 x 3.12 14'2 x 10'6 into the village and through the triangle and bearing round to the 24'7 x 10'3 left of the Green turn onto the Pangbourne Road and shortly after passing the Parish Church the property will be found off on the left hand side approached via timber five bar gates.

Dressing Eaves Room Dining Room Utility DISCLAIMER Garage 3.00 x 2.17 4.26 x 3.80 9'10 x 7'1 Guest Suite The agent has not tested any apparatus, equipment, fittings or Sitting Room 6.27 x 6.00 14'0 x 12'6 7.57 x 2.50 6.25 x 4.22 20'7 x 19'8 services so cannot verify that they are in working order. If required, 24'10 x 8'2 20'6 x 13'10 the client is advised to obtain verification. These particulars are issued Hall on the understanding that all negotiations are conducted through Eaves Warmingham & Co. Whilst all due care is taken in the preparation of these particulars, no responsibility for their accuracy is accepted, Eaves nor do they form part of any offer or contract. Intending clients must Family Room / Snug Bedroom 3 Bedroom 4 7.96 x 3.60 3.75 x 3.68 3.75 x 3.68 satisfy themselves by inspection or otherwise as to their accuracy 26'1 x 11'10 12'4 x 12'1 12'4 x 12'1 prior to signing a contract.

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LICENSED LICENSED MEMBER MEMBER 01491 874144 4/5 High Street, Goring-on Thames FLOORPLANZ © 2016 0845 6344080 Ref: 166680 Nr Reading RG8 9AT This plan is for layout guidance only. Drawn in accordance with RICS guidelines. Not drawn to scale unless stated. Windows & door openings are approximate. E: [email protected] Whilst every care is taken in the preparation of this plan, please check all dimensions, shapes & compass bearings before making any decisions reliant upon them. www.warmingham.com