Abbots Lodge Goring Heath • Oxfordshire Abbots Lodge Goring Heath • Oxfordshire

A rural family home set in approximately an acre of gardens

Reception Hall • Kitchen/breakfast room • W.C Sitting room • Dining room • Family room • Utility room Master bedroom with en suite • Guest bedroom with en suite 3 further bedrooms & a study • Family bathroom Garden approximately an acre • Gravelled parking

Goring-on-Thames 4.5 miles Reading 7 miles (London Paddington 25 minutes) M4 (J10) 13 miles • Henley-on-Thames 13.5 miles Oxford 22 miles • (All 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. Abbots Lodge • Abbots Lodge is a delightful property and was completely refurbished and remodelled by the current owners to a high standard and now provides a wealth of modern accommodation whilst retaining some original features.

• Dominating one end of the property is a large open plan kitchen/breakfast room leading to the dining area. The kitchen also leads out onto a decking area overlooking the gardens.

• A large stone, open fireplace forms the centre piece to the sitting room. The large windows along both walls afford the room plenty of light.

• The kitchen/breakfast room has a tiled floor, double oven, oak kitchen units with granite work surface integrated appliances and double sink.

• The upstairs bedrooms are all doubles in size and offer versatile accommodation. Currently there are five bedrooms, a study, family bathroom and two en suites. Situation The pretty market towns of Henley-on-Thames, Wallingford and Goring are close at hand with an excellent range of shops, schools and recreational facilities

The larger centres of Reading and Oxford are also easily accessible for more comprehensive amenities.

Schools: Schools in the area include The Oratory School in Woodcote, Reading Blue Coat School, St Edward’s School in Oxford, Eton College, Radley College, Pangbourne College, Abingdon School, Wycombe Abbey and Queen Anne’s School in Caversham

Walking & Riding: Abbots Lodge is surrounded by open countryside which provides an abundance of pretty walks and horse riding the property enjoys far reaching views over open fields and woodland

Travel: There are convenient commuter rail services from nearby Goring and Streatley mainline station direct to London Paddington in approximately 1 hour and from Reading in approximately 25 minutes. Goring Heath, Reading Gardens & Grounds APPROXIMATE GROSS INTERNAL FLOOR AREA 285sq.m (3,074sq.ft) The property is approached through electric gates and leads Boiler room into a gravelled driveway with ample parking. The gardens are well stocked and established, with mature trees and hedgerows in all approximately an acre with views across Reception Family room/ adjoining countryside. Play room hall Dining room Reception 5.1m x 3.9m 5.1m x 5.0m 5.1m x 5.0m 6.2m x 5.1m 16'9" x 12'10" Directions (Postcode RG8 7RZ) 16'9" x 16'5" 20'4" x 16'9" 16'9" x 16'5" (Maximum) Leave Henley-on-Thames and proceed out of the town up Gravel Hill and continue along this road passing through Greys Green to the T-junction at Bolts Cross. Turn left and follow the road over Peppard Common passing The Red Lion public house and Porch Kitchen/ The Dog public house and dipping down the hill on the far side. Breakfast room Take the next right turn signed to Gallowstree Common and 6.1m x 5.4m 20'0" x 17'9" proceed over the crossroads following the signs to Gallowstree Common. Continue along this road and upon reaching The Fox Bedroom 3 public house at Cane End turn right at the T-junction onto the 3.9m x 3.5m Bedroom 5 Bedroom 4 3.9m x 3.1m 3.9m x 3.4m A4074 signed to Wallingford. After approximately 1 mile take 12'10" x 11'4" Study (Maximum) 5.1m x 3.0m 12'10" x 10'2" 12'10" x 11'2" the left turn onto the B4526 signed to Goring and continue 16'9" x 9'10" Bedroom 2 4.0m x 3.7m Utility along this road and as the road bends around to the right. A/C 13'1" x 12'0" Shortly afterwards Abbots Lodge will be found on the left hand side identified by our Knight Frank for sale board. GROUND FLOOR Local Authority: South Oxfordshire District Council Tel: 01491 823 000 Postcode: RG8 7RZ Master bedroom 6.2m x 5.4m Services: Mains water, electricity, private drainage, and oil 20'4" x 17'9" (Maximum) fired central heating. 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 FIRST FLOOR separate negotiation. © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8194500/SS This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to 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 01491 844900 Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) 20 Thameside, Henley-on-Thames, 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 and distances given are approximate only. 3. Oxfordshire RG9 2LJ Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that [email protected] 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. KnightFrank.co.uk Particulars dated October 2013. Photographs dated October 2013. 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.