SIMPSONS FARMHOUSE BURGHFIELD, BERKSHIRE

SIMPSONS FARMHOUSE BURGHFIELD, BERKSHIRE

SIMPSONS FARMHOUSE BURGHFIELD, BERKSHIRE Reading 7 miles Newbury 15 miles Basingstoke 14 miles M4 (Junction 11) 4 miles M3 (Junction 5) 13 miles London Waterloo via Basingstoke Station from 45 minutes London Paddington via Reading Station from 30 minutes Branchline station at Stratfield Mortimer 3 miles linking with Reading and Basingstoke mainline stations Heathrow Airport 33 miles London 44 miles (All distances and times are approximate) An attractive and stylishly presented period farmhouse with views over adjoining farmland Accommodation and amenities Sitting room Cloakroom Drawing room Kitchen/breakfast room Dining/garden room Utility room Boot room Freezer/wine store Galleried study Master bedroom with adjoining dressing room and en suite bathroom Guest bedroom with en suite shower room 2 further bedrooms Family bathroom Loft room Annexe/studio, comprising sitting room, kitchen, bedroom and shower room 45 barn/garage Swimming pool Attractive mature gardens In all about 0.40 hectare (1 acre) Knight Frank LLP 27 London Street, Basingstoke, Hampshire RG21 7PG Tel: +44 1256 350 600 basingstoke@knightfrank.com www.knightfrank.co.uk 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 brochure.

Situation Simpsons Farmhouse is located at the end of a gravel track bordered by farmland on three sides. It is located between the villages of Burghfield and Burghfield Common, where there are a variety of shops for daily requirements, as well as public houses. S The larger regional centres of Reading, Newbury and Basingstoke are all within easy reach and provide more comprehensive shopping and recreational facilities. T The property is ideally located for commuting, with good rail services from Reading and Basingstoke, with a branch line station linking to both in Stratfield Mortimer, a short drive away. The M3 and M4 are also easily accessible, providing fast road access to London, the south and the West Country. E Educational needs are well served, with independent schools nearby including Elstree, Cheam, Daneshill, St Gabriels, Radley College, Bradfield College, Pangbourne College and Wellington College. Simpsons Farmhouse Simpsons Farmhouse is a most delightful period house which, from its appearance, is believed to date from the 17th century, with later additions in keeping. The original farmhouse is constructed of a fine oak frame, which is in evidence throughout and brick elevations with double glazed windows the majority of which have been recently replaced, beneath clay tiled roof. The accommodation, which amounts to approximately 3,160 sq ft, offers flexible family living space, as can be seen from the floor plan. Throughout the house there are numerous period features, including exposed timber framing and open fireplaces. The accommodation features a very welcoming partially galleried sitting room with its large Inglenook fireplace to one end fitted with a wood burning stove. The drawing room has an open fireplace and French windows provide access out to the garden. The beautifully fitted individually designed and hand crafted kitchen, featuring extensive oak work surfaces in which a Corian sink is set. The kitchen flows through to the wonderful dining/ garden room which is glazed on three sides with a vaulted ceiling, with fitted bench seats. The French doors provide access out to the terrace and garden. Throughout these two rooms there is slate flooring with under-floor heating. Adjacent to the kitchen there is also a utility room with fitted cupboards and space for appliances. Beyond the kitchen is the vaulted and galleried boot room, which also has slate flooring, good storage cupboards, including a larder cupboard and a Butlers sink. From here a staircase, below which is a wine and freezer store, provides access to the galleried study/office.

The galleried landing provides access to the master bedroom with a dressing area, en suite bathroom with a shower and bath. The guest bedroom has an en suite shower. There are two further bedrooms, with fitted wardrobes, and are served by the recently refurbished family bathroom. The current owners have occupied the property since 2011, during which time they have carried out a programme of improvements which includes rewiring, fitting of a new kitchen, replacing the majority of the windows, overhauling the heating with upgrading the radiators, and also installing of a remote heating control system by Hive. Annexe Within the formal gardens there is a brick and clay tiled annexe/studio with open plan sitting room with a small kitchen to one end, from which there are double doors opening to the walled swimming pool. Beyond the sitting room there is a bedroom with en suite shower room. Barn/Garage Adjacent to the drive is a large barn/garage 45 x 16 8 (13.72m x 5.08m), which provides garaging for up to four cars. Constructed of brick and timber with a slate roof, this building has great potential to provide either further accommodation, or would make a wonderful games room (subject to any necessary consents).

Garden The property is approached from James Lane over a gravel track which leads to a private driveway entered through electric 5-bar gates, leading to a gravelled sweep beside the house and adjacent to a fenced duck pond. The house virtually sits in the centre of its garden. Adjacent to the front entrance path, with its raised flower beds, is a broad expanse of lawn which extends around to the side of the house where there is an arbour adorned by roses and flowering shrubs with a gate providing access through to the side garden adjacent to the boot room, where there is a children s play area. The formal garden lies directly to the rear of the house and faces south, with a paved terrace with lavender beds which opens out onto the lawn which adjoins farmland. The garden is screened from the entrance drive by a 6ft high brick wall which is adorned by further climbing shrubs and roses. The garden is a most attractive feature of the property and adjoins farmland on three sides. Services Mains water, gas and electricity. Private drainage. Gas 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, garden ornaments etc, are specifically excluded but may be made available by separate negotiation. Local authority West Berkshire Council 01635 42400 www.westberks.gov.uk Council Tax Band F Postcode RG30 3RT Viewing Viewing by prior appointment only with the Agents. Directions From Burghfield village take the road south towards Burghfield Common. Pass Rose Lawn Hotel on your left and turn immediately left into James Lane. After approximately 200 yards turn right up a gravel track and Simpsons Farmhouse will be found on the left. Important Notice: 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 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) or lessor(s). 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. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that 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. VAT: The VAT position relating to the property may change without notice. 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. Reference: MRP/371306 Particulars and photographs dated: October 2015 Kingfisher Print and Design. 01803 867087.

Approximate Gross Internal Floor Area House: 294.18 sq.m. 3,167 sq.ft. Annexe: 48.81 sq.m. 525 sq.ft. Annexe Second Floor First Floor House Annexe Reception Bedroom Bathroom Kitchen/Utility Storage Ground Floor Mezzanine This plan is for layout guidance only. 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.