2 BUTLERS YARD peppard common,henley-on-thames, AN ATTRACTIVE BRICK AND FLINT FAMILY HOME

Entrance hall w sitting room w garden room w study w kitchen/breakfast room w dining room w utility room w cloakroom w five bedrooms (3 en suite) w family bathroom w double garage w parking w garden. directions From Henley - From the main traffic lights in Henley take Gravel Hill out of the town, keeping the Town Hall on your right. Proceed for approximately 3 miles to Bolts Cross T- junction. Turn left, signposted to Reading and Peppard. Proceed across Peppard Common, and just before entering Common, Butlers Yard can be found on the left hand side. situation The property is situated in the popular residential village of Peppard Common. The nearby village of Sonning Common provides a variety of local facilities and a post office. There are many country and restaurants in surrounding villages. The nearby towns of Henley-on-Thames and Reading both have extensive shopping and recreational facilities and the area is well served for both state and private schools including the local Peppard Primary School, Gillots School, Rupert House, the Oratory and . There is a regular, fast train service from Reading to London Paddington (from 25 minutes). The M4 and M40 motorways provide good motorway links and easy access to Heathrow Airport. There is excellent riding and walking in the surrounding countryside. description 2 Butlers Yard is an attractive detached brick and flint family home which was built by T A Fisher in 2003. The property has been built to a high specification and offers a great deal of light and space. The entrance hall leads to all principle rooms. The large sitting room has a fireplace with stone surround and opens though to the garden room with French doors leading out on to the garden. The kitchen/breakfast room is a particular feature of the house and is fitted with a range of floor and wall mounted units and integrated appliances. The kitchen opens through to the dining room which has a lovely bay window overlooking the front. The house also benefits from a separate study, utility room and a large double garage. To the first floor there is a galleried landing, leading off is the master bedroom with large en suite bathroom and doors to bedroom 5/dressing room. There are a further four double bedrooms, two en suite shower rooms and a family bathroom. outside To the front of the property there is a paved driveway providing off street parking for several cars. The rear garden has a paved patio area with the remainder of the garden laid to lawn additional information Tenure: Freehold with vacant possession on completion. Services: All mains services are connected. In accordance with the consumer Protection from Unfair Trading Regulations 2008 (CPR) and the Business Protection from Misleading Marketing Regulations 2008, please note that none of the services have been tested. Local Authority: District Council Post Code: RG9 5EL Energy Performance: A copy of the full Energy Performance Certificate is available upon request. Viewing: Strictly by appointment with Savills. Gross Internal Area (approx) = 255.1 sq m / 2746 sq ft (Excluding Void) Garage = 30.2 sq m / 325 sq ft Total = 285.3 sq m / 3071 sq ft

N Garden Room 4.12 x 3.74 13'6 x 12'3

B Breakfast Up Room Bedroom 3 Utility 3.34 x 2.31 Kitchen Eaves 4.10 x 3.30 3.08 x 2.17 10'11 x 7'7 5.84 x 3.98 Store 13'5 x 10'10 10'1 x 7'1 19'2 x 13'1 Bedroom 1 Sitting Room 4.30 x 3.72 5.31 x 4.29 Dn 14'1 x 12'2 17'5 x 14'1 T Dn Garage Bedroom 2 5.85 x 5.15 4.77 x 3.63 19'2 x 16'11 15'8 x 11'11

Void Dining Room Up Eaves Bedroom 4 Bedroom 5 4.63 x 3.57 Study Storage 3.68 x 3.16 3.73 x 2.83 15'2 x 11'9 3.58 x 2.56 12'1 x 10'4 11'9 x 8'5 12'3 x 9'3

IN

Ground Floor First Floor

Savills Henley 58-60 Bell Street, Henley-on- Thames Oxfordshire, RG9 2BN [email protected] Savills, their clients and any joint agents give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on 01491 843000 their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, savills.co.uk equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. KB614021

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