Tastefully extended & upgraded, Royal Oak with its 16th Century origins, is a spacious, character residence perfect for family life & entertaining. With accommodation over 3 floors providing large kitchen/breakfast/family room, 2 reception rooms, 2 offices, 4 bedrooms, 3 bathrooms, gardens, parking

ACCOMMODATION - GROUND FLOOR:
Tiled portico and wooden front door into:

GALLERIED HALLWAY:
Stairs rising to the first floor with storage cupboard beneath, doors to cloakroom and family room, window to driveway, radiator, wall light points and power point.

CLOAKROOM: - 2.5m (8'2") x 0.9m (2'11")
Fitted with a vanity hand wash basin and low level WC, recessed ceiling spot light, radiator and obscured glass window to the side.

FAMILY ROOM: - 6.9m (22'8") x 4.4m (14'5")
A great room for everyday living, plenty of natural light from half-glazed doors and windows over looking the garden, large open arch way through to the kitchen/breakfast room, double wooden doors to the dining room, fireplace with quarry tiled hearth, television aerial point, power points, radiator, recessed ceiling downlights and hatch to loft space covering the whole of the room, also housing Megaflo water tank.

KITCHEN/BREAKFAST ROOM: - 7.5m (24'7") x 3.7m (12'2")
A bright, cheery room with light from large Velux roof light over the dining end, window to the rear and half glazed door to the side. Fitted with a range of cream and beech fronted wall and floor units housing cupboards and drawers, beech block work surfaces, inset stainless steel 1½ bowl sink/drainer unit with mixer tap, built in double oven with 4 ring gas hob and extractor over, integrated fridge, space and plumbing for dishwasher, ceramic tiled splash backs, under unit lighting, power points, radiator, recessed ceiling down lights, doors to utility room and inner lobby.

UTILITY ROOM:
Velux roof light, floor mounted cupboards, roll top work surface, inset sink/drainer unit with mixer tap, space and plumbing for washing machine and tumble dryer, new wall mounted condenser boiler, radiator, power points and ceiling light point.

INNER LOBBY:
Door to pantry with recessed ceiling down lights, electric consumer unit, power points and quarry tiled floor. Door to office, recessed ceiling down lights and laminate wood flooring.

OFFICE: - 5.8m (19'0") x 2.8m (9'2")
Currently being used as a second study but could be used in many other ways to suit. High level window and door to the side, wall light points, power points, telephone point, Cat 5 cabling and laminate wood flooring.

DINING ROOM: - 6.9m (22'8") x 4.4m (14'5")
A beautiful reception room with two double glazed windows to the side, double wooden doors to the study and steps down to the drawing room. built in corner display and storage unit, solid wood flooring, radiator and power points.

STUDY: - 4.8m (15'9") x 3.4m (11'2")
Window to the side, recessed ceiling down lights, radiator, power points, telephone point and Cat 5 cabling.


DRAWING ROOM: - 8.8m (28'10") x 8m (26'3")
What was originally the bar area of The Royal Oak public house, the drawing room is stunning and bursting with a wealth of period features including exposed ceiling beams and wall timbers. It offers plenty of space for relaxing or entertaining around the attractive corner Inglenook fireplace with Bressumer beam over, quarry tiled hearth and wood burning stove. Windows to the front and side, half-glazed door to the front, newly fitted period radiators, power points, Cat 5 cabling and television aerial point. This must be the best room to dress for Christmas!

FIRST FLOOR - LANDING:
An L-shaped landing with windows to the front and side, exposed wall timbers, stairs rising to the second floor, wall light points and doors to three of the bedrooms, family bathroom and to airing cupboard with light and slatted shelving.

FAMILY BATHROOM: - 2.6m (8'6") x 2m (6'7")
Fitted with a white suite comprising panelled bath with mains shower over and glazed side screen, pedestal hand wash basin and low level WC. Ceramic tiled walls, stone tiled floor, recessed ceiling spot lights, shaver point, radiator and obscured glass window to the rear,

BEDROOM FOUR: - 3.3m (10'10") x 3m (9'10")
Double room with window to the side, exposed wall timbers, wall light points, power points, radiator and door to small storage cupboard.

BEDROOM TWO: - 4m (13'1") x 3m (9'10")
Double room with window to the front, exposed wall timbers, wall light points, power points, radiator and door to:

EN SUITE SHOWER ROOM: - 2.3m (7'7") x 1.1m (3'7")
Fitted with shower tray with mains supply shower, rail and curtain, pedestal hand wash basin and low level WC, ceramic tiled walls, ceiling light point, shaver point, radiator and obscured glass window to the side.

BEDROOM THREE: - 4.8m (15'9") x 3.8m (12'6")
Attractive double room with corner feature fireplace with brick hearth and Bressumer beam. Exposed wall timbers, radiator, wall light points, power points and window to the front.

SECOND FLOOR - LANDING:
Velux roof light, doors to storage cupboard, master bedroom and master bathroom, recessed ceiling down lights and power point.

MASTER BEDROOM: - 6.2m (20'4") x 4.2m (13'9")
Double room with two Velux roof lights, exposed timbers, two double built in wardrobes, walk in storage cupboard with light, recessed ceiling down lights, power points, radiator, television aerial point and laminate wood flooring.

MASTER BATHROOM: - 5.3m (17'5") x 3.1m (10'2")
Fitted with a white suite comprising free standing roll top bath, corner shower cubicle, low level hand wash basin and hand wash basin set in a mosaic tiled surface over a range of louver door fronted storage cupboards. Velux roof light, hatch to loft space, exposed timbers, recessed ceiling down lights, shaver point and two large shelves storage cupboards.

OUTSIDE:
To the side of the property is a large tarmac driveway for approximately 5/6 cars with double gates opening to a gravelled section of the rear garden if more parking is required. Outside lighting.

GARDENS:
Attractive, varied and established designed formal gardens with a Southerly aspect laid out in several different areas. Immediately adjacent to the property is a large rustic paved patio with an old well, planters, shrub borders, wall climbers, a vine covered wooden gazebo and plenty of space for outside dining. Steps up to lawn area with gravelled herbaceous borders and pathway under a rose adorned arbor through to enclosed clothes drying area to one side and a shaped high feature hedge to the other which cleverly shields a further section of the gardens mainly laid to gravel with large `Big Buffalo` (20`x10`) shed/work shop with power and light connected.

OUTGOINGS AND SERVICES:
Mains water, drainage, electricity and gas. Gas central heating. Telecom subject to regulations. South Oxfordshire District Council - Tax Band G.

Council Tax
SODC Council Tax, Band G

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.