Hill Bottom, Whitchurch Hill

Pangbourne village and station 2 miles Goring on Thames 3.5 miles Reading 8 miles M4 (junction 12) 7 miles (all distances and times are approximate)

3,101 sq ft / 288 m²
(all measurements are approximate)

A splendid 5-bedroom detached house, to include a detached converted oak framed annexe barn. Redesigned and extended by the present owners. Accessed from a peaceful, pretty lane, Boleyn Cottage offers spacious and flexible family accommodation.

Hill Bottom is a semi-rural lane, with miles of footpaths and bridle paths setting out from the village across surrounding countryside designated an area of Outstanding Natural Beauty'. It is an easy short walk to The Sun pub.

The villages of Pangbourne and Goring are within easy access by car offering great shopping facilities, amenities, restaurants, and riverside pubs.

Special features:
• Detached oak framed barn annexe, with fully fitted modern kitchen to the ground floor, and a large bedroom, and shower room above
• Sitting room has an open fireplace, and French doors opening onto the side terrace
• Dining room has open period fireplace, and pretty bay window
• Kitchen/Breakfast room is fully fitted with a dual fuel range cooker with gas 5 ring hob and electric ovens, and integrated appliances
•Utility room with gas boiler, plumbing for washing machine and tumble dryer
• Oak framed garage double carport
• Ground floor cloakroom with shower
• Family room could be used as a bedroom if required, with adjacent shower room

Summary of accommodation:
Main house: Oak framed entrance porch. Large main entrance hall, inner hall, sitting room, family room/study, dining room, cloakroom with shower, kitchen/breakfast room, utility room, integrated single garage. 4 bedrooms, family bathroom. Bedroom 1 with ensuite bathroom.
Double car port.

Annexe:Kitchen, bedroom, shower room.

Gardens: South-westerly rear garden. Rear garden mainly laid to lawn, at the largest point is approximately 41m width x 21m depth. Mainly laid to lawn, with Koi carp pond to one end.
Gardens wrap around the right-hand side with a sunken sun terrace for summer dining, further lawn area to the front. Car parking area to the front. Integral single garage with lockable up and over door.

Local Facilities: Whitchurch Hill is a quiet village, surrounded by countryside of outstanding natural beauty, yet within a few minutes' drive of Pangbourne, and Goring, both offering shops, amenities, cafes, restaurants, and fast train services to Reading, Oxford and London Paddington.

Schools: The property is located close to The Oratory Preparatory School, and a short drive from The Oratory, Pangbourne College, Bradfield College, St Andrew's Preparatory School, Cranford House, and Moulsford Preparatory School. The property is in the catchment area of Langtree Secondary School at Woodcote, and Whitchurch Primary School, which has an outstanding record.

Directions: With The Sun Pub (RG8 7PU) on your right, proceed along Hill Bottom, pass Hill Bottom close on your left, and the property is the third on the left.

What3words: deliver.carriage.fake

Post Code: RG8 7PT

Tenure: Freehold

Some material information to note:
Mains water.
Mains drainage.
Mains electrics.
Mains gas. Gas fired boiler.
Annexe has underfloor electric heating downstairs and an electric heated towel rail in the bathroom.
The property has driveway parking, a single garage, and a double car port.
Primary double glazed throughout, to include the annexe.
Accessibility; there is step free access from the street to the inside of the property.
Broadband is FTTC.
Mobile signal is good.
A telephone landline is connected to the property.
This is a low-risk flood area.
Main house property construction is brick under a tiled roof
Annexe is an oak framed timber building, under a tiled roof
The property is not within a conservation area.
It is not a listed building.
There are no Tree Preservation Orders.
We are not aware of any planning permissions in place which would negatively affect the property. For details of any restrictive covenants please contact the selling agent.

EPC Rating: D

Local Authority & Council Tax Band: South Oxfordshire, Band D

Fixtures and fittings: Only those mentioned in these sales particulars are included in the sale.

Viewing by arrangement with vendor's agent, Dudley Singleton & Daughter, No. 1 Station Road, Pangbourne, Berkshire, RG8 7AN.
0118 984 2662
info@singletonanddaughter.co.uk

Websites: singletonanddaughter.co.uk rightmove.co.uk, mayfairoffice.co.uk, countrylife.co.uk

London Office: Cashel House, 15 Thayer Street, London, W1U 3JT.

IMPORTANT NOTICE: Dudley Singleton & Daughter for themselves and for the vendors of this property, whose agents they are, give notice that:
1. The particulars are intended to give a fair and substantially correct overall description for the guidance of intending purchasers, and do not constitute part of an offer or contract. No responsibility is assumed for the accuracy of individual items. We relied upon our own brief inspection and information supplied to us by the vendors.
(i) The description, including photographs of the property and its contents, are intended to be a guide only rather than a detailed and accurate report and inventory. (ii) Floor plans, measurements, areas and distances are intended to be approximately only. (iii) Prospective purchasers are strongly advised to check measurements. The position of bathroom fittings as shown on the plan is indicative only sizes, shapes and the exact locations may differ. Wall thicknesses, together with window and door sizes are approximate only and window and door openings are shown without frame details. (iv) Photographs are not necessarily comprehensive or current and no assumption should be made that any contents shown in them are included in the sale.
2. All descriptions, dimensions, references to condition and necessary permission for use and occupation and other details are given in good faith, and are believed to be correct, but any intending purchasers should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them:
3. No person in the employment of Dudley Singleton & Daughter has any authority to make or give any representation or warranty whatever in relation to this property or these particulars, nor to enter into any contract relating to the property on behalf of the Vendor.
4. No responsibility can be accepted for any expenses incurred by intending purchasers in inspecting properties which have been sold, let or withdrawn.
FIXTURES AND FITTINGS: The agent has not tested any apparatus, equipment, fixtures, fittings or services and so cannot verify that they are in working order or fit for their purpose. The buyer is advised to obtain verification from their Solicitor or surveyor.

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.