Detached house for sale in Roke, Wallingford, Oxfordshire OX10

Beautiful Grade II listed village house

Description
Built circa 1620-1640, Hicks Farm House is a beautiful Grade II listed village house of stone elevations under and clay tile roof. It has been extended over the years and now offers over 3,200 sq feet of accommodation arranged over two floors. There is an abundance of natural light and period features and the property is beautifully presented throughout.
The triple aspect sitting room is charming with exposed wall and ceiling timbers, a floor to ceiling bay window and an inglenook fireplace housing a woodburning stove. The wonderful dining room has exposed ceiling timbers, an open fireplace with woodburner and panelling above and a built-in cupboard to one side with display shelves in the recess. The walls are panelled to dado height, the floor is wide oak planks and it has a floor to ceiling bay window overlooking the front garden. The entrance hall leads to the substantial kitchen/breakfast room which is also accessed from a side entrance door with covered porch into the dining area. The kitchen is superbly fitted with a range of painted wall and floor cupboards and appliances include an Aga, built-in oven, fridge/freezer and dishwasher. There is a window overlooking and double doors opening into the conservatory. The floors are tiled and there is a useful store and separate utility. The conservatory has double doors opening to the charming rear terraced seating area overlooking the garden.
To the first floor the principal bedroom is triple aspect with built-in wardrobes and a generous en suite shower room. There are five further bedrooms, two with cupboards and a family bathroom and separate shower room.

Outside
Hicks Farm House is accessed from the road via a gravel driveway which runs alongside the house and through wrought iron gates to the detached garage to the rear of the house. There is a generous gravelled parking area and turning circle planted with a specimen tree and clipped hedge. This courtyard style area is planted with a variety of mature hedges and trees to the boundary and a thriving wisteria clambers up the rear and side elevations of the house. The rear garden is private and laid mainly to lawn with mature trees, shrubs and hedging along the boundaries. The detached garage is currently used as a gym with a useful mezzanine level. At the bottom of the garden is a full size hard tennis court and attractive summerhouse to one side. The property has the perfect combination of relaxing seating areas for entertaining and al fresco dining and large areas of lawn and the tennis court for more energetic activities. In all the plot is approaching an acre.

Services: Mains electricity, water and drainage. Oil fired central heating.

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 has been tested.

Fixtures and fittings: All garden statuary are expressly excluded from the sale.

Viewing: Strictly by appointment with Savills.

EPC: Exempt

Location
Hicks Farm House is situated in the charming village of Roke, surrounded by open countryside and a short distance from the village of Berrick Salome. It has a popular public house and historic church. Local shops and facilities are available in nearby Benson and the market town of Wallingford provides extensive shopping and recreational facilities.
Didcot Parkway station (11 miles) provides access to London Paddington (from 46 minutes). The M25 and Heathrow Airport are easily accessible via the M4 J12. Educational facilities are excellent in the area including Ewelme School, Cranford House for girls, Moulsford Prep School, The Dragon School, Cothill School, Radley College, Bradfield and Pangbourne Public schools. There are fine golf courses at Goring and Streatley and Huntercombe and extensive riding and walking opportunities in the surrounding area.

Square Footage: 3,940 sq ft

Acreage:
0.88 Acres

Directions
Leave Henley on Thames on the Fairmile (A4130) towards Oxford. Pass through Nettlebed and take the first right turn signposted to Ewelme. At the next junction follow the signs for Ewelme village and continue through the village and at the Shepherds Hut public house follow the road around to the left and then right turn signposted to Roke. Cross the B4009 and continue on this lane and Hicks Farmhouse will then be located after about 150m on the left hand side.