WOODLANDS HOUSE 86 ELVENDON ROAD F GORING ON THAMES F OXFORDSHIRE.

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1 WOODLANDS HOUSE 86 ELVENDON ROAD F GORING ON THAMES F OXFORDSHIRE

2 WOODLANDS HOUSE 86 ELVENDON ROAD F GORING ON THAMES F OXFORDSHIRE Goring Railway Station (London Paddington within the hour) Streatley High Street / River mile F Reading - 10 miles (London Paddington 27 minutes) F M4 (Junction 12) - 10 miles F Henley on Thames - 13 miles F Newbury - 14 miles F Oxford - 17 miles (Distances and times approximate) Quietly tucked away on the fringe of this award winning picturesque village which lies on the banks of the River Thames, situated between Reading, Henley on Thames, and Oxford, within only minutes walk of the outstanding village primary school and extensive array of shops, amenities, and mainline railway station providing direct access to London Paddington within the hour. Woodlands House is a beautiful and impressive newly extended and refurbished contemporary 5 bedroomed family home of approximately 2,832 sq ft, set in delightfully mature gardens and grounds approaching approximately 1/3rd of an acre, stylishly finished to an exceptionally high standard and enjoying far reaching views to the nearby hillside and woodland. Incorporating numerous attractive features throughout in a simply delightful setting, early viewing is advised. Contemporary Residence Newly Extended & Refurbished Privately Situated With Stunning Far Reaching Views Towards The Nearby Hills & Woodland Private Gated Access Spacious Driveway & Forecourt Entrance Hall Cloakroom Study / Family Room Open Plan Kitchen / Breakfast & Family Room Utility Room Drawing Room Sitting Room Master Bedroom Suite With En-Suite Bathroom & Dressing Room 2nd Bedroom Suite With En-Suite Shower Room 3 Further Bedrooms Family Bathroom Airing Cupboard In All Approximately 2,832 Sq Ft Professionally Landscaped Hedged Gardens and Grounds Affording Privacy & Seclusion In All Approaching Approximately 1/3rd Of An Acre

3 SITUATION Situated between Reading and Oxford on the borders of Oxfordshire and Berkshire lies the picturesque village of Goring on Thames, nestling on the bank of the river opposite the village of Streatley in the Goring Gap, an historic crossing point of the Thames where the ancient Ridgeway Path comes down from the Berkshire Downlands to meet the river and then onto the Chiltern Hills continuing eventually on the Icknield Way into East Anglia. The surrounding countryside is designated an area of Outstanding Natural Beauty and the centres of both Goring and Streatley are now Conservation Areas, thus preserving the many notable period properties, some of which date back to the 15th and 16th centuries. Goring on Thames offers a good range of amenities, including shops, banks, library, modern health centre, dentist, several traditional inns and restaurants, Boutique hotel, churches of several denominations and an excellent primary school with a wide range of private and state schools in the local area. Importantly the village boasts a mainline railway station which provides excellent commuter services up to London (Paddington) in well under the hour. There are also good road communications to the surrounding towns and both the M4 and M40 motorway networks. Streatley on Thames, on the Berkshire side of the river, is another picturesque village surrounded by hills and woodlands now mainly owned by the National Trust. Fronting onto the river by the bridge crossing over to Goring is the luxury 4 star riverside hotel the Swan renowned for its fine cuisine and leisure and fitness facilities. Elvendon Road is approached off the Wallingford Road and leads out of the village in an Easterly direction, winding up through the scenic Elvendon Valley passing the Grade I Listed Elvendon Priory with private, Estate owned farmland and woodland on each side. The Primary School and a local Shop are in close proximity the former having easy off road access via Bourdillon Field and the main High Street and Station are also within easy reach. The tree lined road is known for its abundance of spring flowers especially bluebells and for the chestnut trees which extend along part of the road as it climbs up to Goring Heath and Woodcote. Many footpaths and bridle ways give access over this delightful area of unspoilt countryside.

4 PROPERTY DESCRIPTION A striking modern and contemporary residence privately situated in beautifully mature hedged & gated gardens & grounds, Woodlands House benefits from having been only just impressively extended and refurbished to an exacting and appealing standard, in a delightfully stylish and impressive fashion, affording both a contemporary and traditional flare which is balanced skilfully throughout the property, providing spacious 5 bedroomed accommodation which extends to approximately 2,832 sq ft in size, with exceptionally stylish fixtures and fittings evident throughout, and a relaxing ambience and outlook enjoyed. To the ground floor 5 spacious and well thought out reception rooms are offered, including a stunning open plan kitchen / breakfast & family room drawing ones eyes through the bi-fold doors out to the predominantly south facing gardens. Whilst the first floor offers 5 bedrooms and a family bathroom, 2 of which have en-suite facilities, and to the master bedroom complimenting the en-suite bathroom is a large walk-in dressing room. Careful planning and attention has been provided combining, more modern open plan living with that of a rather more traditional nature, in addition to embracing outside living, and as a consequence the property presents itself as a delightful and striking family residence. Early viewing of Woodlands House is highly recommended to fully appreciate the wonderful opportunity that it affords.

5 OUTSIDE The property is approached off Elvendon Road via private timber gates flanked by mature hedging, with the views to the rear immediately enjoyed. The gates open through to a spacious gravelled driveway and forecourt featuring a central timber boarded raised bed with box hedging and a specimen tree planted. Ample parking is afforded, as is the space to build a detached garage / studio should one wish to do so. A gravelled path leads around the side of the property to the flagged stone terrace which leads directly off the principal rear reception rooms. Enjoying a predominantly Southern aspect, with wide bi-fold doors opening out from the kitchen / breakfast & family room, the terrace is ideal for Al Fresco dining and looking over the mature gardens and grounds and beyond to the woodland escarpment. Laid mainly to lawn, the gardens offer an extensive array on mature hedging, trees, plants, and raised beds attractively built from timber sleepers, which further add to the attractive backdrop of the gardens, and usefully provide planting growing space for vegetables as well. To the further end of the garden currently there is a small chicken run and screened storage space as required. Both private and delightfully attractive, the gardens and far reaching views from the grounds over the nearby woodland escarpment, must be viewed to be fully appreciated. In all the gardens and grounds extend to just under 1/3rd of an acre.

6 Woodlands House, Elvendon Road, Goring, Reading, RG8 0DR Approximate Gross Internal Area = sq m / 2832 sq ft GENERAL SERVICES Services: All mains services are connected to the property. Central heating and hot water from gas fired boiler. Postcode: RG8 0DR Energy Performance Rating: C / 76 Local Authority: South Oxfordshire District Council Telephone: VIEWING Strictly by appointment through Warmingham & Co Kitchen / Breakfast & Family Room 7.52 x '8 x 17'4 Utility 3.94 x '11 x 8'0 Master Bedroom 4.58 x '0 x 14'11 T B Feet Metres DIRECTIONS From our offices in the centre of Goring bear right and continue up the High Street. At the railway bridge junction turn left onto the Wallingford Road and in a further ¼ of a mile take the 4th right at the small crossroads into Elvendon Road. Continue along for a further ¼ of a mile and just befope reaching the turning on the right into Summerfield Rise, Woodlands House will be found on the front right hand corner. Drawing Room 9.22 x '3 x 15'0 Sitting Room 4.84 x '11 x 12'5 Up Study 4.94 x '2 x 8'0 Dressing Room 3.18 x '5 x 5'6 Bedroom x '1 x 9'1 Bedroom x '4 x 10'7 Bedroom x '6 x 8'0 Dn Bedroom x '9 x 8'1 DISCLAIMER 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 on the understanding that all negotiations are conducted through Warmingham & Co. Whilst all due care is taken in the preparation of these particulars, no responsibility for their accuracy is accepted, nor do they form part of any offer or contract. Intending clients must satisfy themselves by inspection or otherwise as to their accuracy prior to signing a contract. Ground Floor Reception Hall First Floor LICENSED MEMBER LICENSED MEMBER FLOORPLANZ Ref: This plan is for layout guidance only. Drawn in accordance with RICS guidelines. Not drawn to scale unless stated. Windows & door openings are approximate. 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 /5 High Street, Goring-on Thames Nr Reading RG8 9AT E: sales@warmingham.com

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