Property description

Pangbourne village centre 1 mile, Reading is 6 miles, M4 Junction 12 at Theale 5 miles.
Walking distance to Pangbourne train station giving a fast train service to London Paddington
(Cross Rail connection scheduled to come to Reading)
There is a Waitrose supermarket at Tilehurst and Sainsburys Hypermarket at Calcot.
(All distances are approximate)

3737 sq ft/ 347 m² approx

Bungalow with gardens, large paddocks together with belt of woodland.

Total acreage – 8 acres / 3.23 ha (approx.)

DESCRIPTION: A very rare opportunity to acquire a country property with equestrian and redevelopment potential set on the edge of this famous Thameside period village in a very beautiful and peaceful rural location.

Avoca Farm was originally substantially constructed in 1951 with later additions and has been the much-loved family home of the present owners since 1961.

The property is approached by way of a private no through lane which is also a bridleway, giving access to only a small number of private residential and equestrian properties.

The Hartslock bridleway is an attractive pathway connecting to Hartslock woods and Goring-on-Thames. Historically it was part of the ancient packhorse trail known as the Tuddingway. This trail followed the course of the river Thames from Reading through Mapledurham to Whitchurch-on-Thames and onto Goring and Crowmarsh Gifford. The bridleway has now become part of the Thames path and travels through some wonderful countryside for both walker and equestrian.

Tremendous potential within this spacious bungalow for improvement or redesign, and also quite possibly, by application to the local authority planning department, for a one to one replacement. There are quite a large number of timber-constructed outbuildings, one of which has been used as ancillary accommodation to the main property over the last forty years, and is properly insulated, has electricity connected and a wood burning stove.

There is hope value for the future on the paddocks, for perhaps the development of another dwelling, but this area is outside (at the moment) the settlement area of the village and it is unlikely to gain presently a second dwelling on the site of Avoca Farm.

The property faces south and there are some wonderful views especially from the paddocks right across the valley in which the Thames lies.

There is water laid on to the paddocks and gardens with electricity and water laid in to the stable block which has scope for further improvement and enlargement subject to local authority planning permission.

Avoca Farm house enjoys spacious family accommodation with a large loft area boarded out one side and a room created with pull down loft ladder to the first floor on the other side. The kitchen is large and fully fitted with an excellent range of high and low level cupboards and drawers and includes a propane fuelled gas hob, electric oven and a further recently purchased modern wood burning cooking range with ovens and hobs which also supplying supplementary hot water to the property.

Note – The large garage block with attached store behind with its separate entrance from the lane also has potential for possibly the conversion to separate accommodation as an annexe to the main property subject to local authority planning permission.

Local Facilities: Walking distance of the village pubs The Greyhound and the Ferryboat Inn and also into the centre of Pangbourne village with its tremendous selection of specialist shops, riverside pubs, restaurants, buses, doctors, dentists, banks and station giving a fast train service to London Paddington. The Rossini at The Leatherne Bottel Italian restaurant is within easy driving distance at Goring offering fabulous authentic Italian food. The river Thames is also within easy walking distance with the river meadows in Pangbourne part owned by the National Trust and a footpath giving fabulous Thames side walks.

Schools: A highly regarded primary school in Whitchurch On Thames, St Andrew`s Preparatory School just outside Pangbourne, Bradfield College, Pangbourne College, The Oratory School (senior and preparatory schools), Downe House, Cranford House, to name but a few, all within easy access.

SUMMARY OF ACCOMMODATION: Reception Hall, drawing room, dining room, sitting room, large kitchen/breakfast room, five bedrooms, three bathrooms. There is a further room to the first floor which has at present a fold-away ladder access. There are a large number of timber constructed garden stores, greenhouses, sheds and summer house, approximately ten in total. Stable block with two loose boxes. Double garage with car parking area. Detached timber building which has been used as a studio with electricity and wood burning stove.

In all approximately 8 acres/ 3.23 ha. (approximately)

DIRECTIONS: From the offices of Dudley Singleton & Daughter turn left and left again at the mini roundabout. At the next mini roundabout turn left proceed under the railway bridge and over the River Thames (toll bridge which offers good discount to locals that purchase a top up card). Proceed along the High Street and through the narrow where the High Street joins Whitchurch Hill and turn left just before a speed restriction sign into a private lane, Hartslock Bridleway. The property will be found a short distance on the right hand side.

SERVICES: Mains water and electricity, septic tank drainage, full oil fired central heating, wood burning cooking range within the kitchen which also supplements the supply of domestic hot water. Propane gas to hob. (The wood burning cooking range may be purchased by separate negotiation if required.)

POST CODE: RG8 7QX

LOCAL AUTHORITY: South Oxfordshire County Council

Council Tax: band G

Viewing by arrangement with vendor`s agent, Dudley Singleton & Daughter, No. 1 Station Road, Pangbourne, Berkshire, RG8 7AN.
Tel: 0118 984 2662
Fax: 0118 984 5490


E-mail: info@singletonanddaughter.co.uk

London Office: Cashel House, 15 Thayer Street, London, W1.

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.

Property Features :

• Country house with 8 Acres
• Peaceful rural location
• Five Bedrooms
• Three reception rooms
• Detached timber studio
• Double garage
• Paddocks and woodland
• Redevelopment potential subject to planning