Description
Barn Acre is an enchanting country cottage retreat set within about 2.5 acres. Nestling on the banks of the St Patrick’s Stream, a backwater of the River Thames on Borough Marsh Island, upstream from the River Loddon in Wargrave. Steeped in history, this idyllic area was once a haven for a diverse community of artists, including Walter Field, painted the 1885 watercolour, 'Borough Marsh: a hay harvest'.

ACCOMMODATION
Under the current owners, Barn Acre has undergone remarkable transformations over the last 20 years, blending the charm of an old fashioned era with modern comforts. This welcoming home boasts both a cosy and comfortable environment while also feeling light and airy, with windows offering views over the riverside lawns.

A particular feature is the flow of living space including an inviting open-plan kitchen, snug and conservatory. There’s a more formal sitting room with a fireplace, a private study, a separate utility/boot room. Upstairs, the accommodation comprises four double bedrooms and three modern bathrooms.

A timber front door opens to the entrance hall, with ceramic tiled floor, doors opening to the principal reception rooms and stairs to the first floor.

The cloakroom has a w.c and wash hand basin.

The Sitting room has a triple aspect with glazed French doors opening to the gardens, oak flooring and a wood-burning stove with shelved recesses.

The study has a window overlooking the gardens.

The utility room/boot room has a part-glazed door to outside, a good range of fitted Shaker-style storage cupboards, a Belfast sink, space for an American style fridge/freezer and plumbing for a washing machine.

The kitchen has an extensive range of Bottle Green coloured wall and base units with wooden work surfaces over with an inset Belfast sink. There is a fitted Everhot electric range cooker with extractor hood over and fitted shelving to the side. There is a breakfast bar under a window looking out over the gardens. Terracotta tiled flooring with ornate patterned interspersed ceramic accent tiles.

There is a wide opening with an exposed timber beam to the snug/family room which features a wood-burning stove with a timber mantelpiece over, matching terracotta floor tiles and French doors opening to the gardens.

A further opening and steps into the elegant Orangery, custom-built by Alitex, and which provides a seamless transition between the internal and external space and allows views across the lawn to the stream. Terracotta tiles and double doors to outside.

Stairs lead from the entrance hall to the first floor landing with a storage cupboard.

The principal bedroom has a triple aspect including a port-hole window and a door opening to the en suite shower room, with a modern white suite comprising a walk-in shower with white metro style tiled walls, a pedestal wash hand basin and low level w.c., and a window.

Bedroom 2 is a double with a dual aspect with views over the gardens towards the stream. There is a fitted wardrobe and a door opening to the family bathroom.

The family bathroom features a modern white suite comprising a walk-in shower with rainfall shower head, metro style tiling and a glass screen, a basin with stand, a w.c. and a window.

Bedroom 3 is a double with a dual aspect and a pair of fitted wardrobes. A door opens to the en suite bathroom with a copper-coloured high back free-standing bath tub with free-standing taps, a vanity basin and high-level w.c. and a porthole window.

Bedroom 4 is a double with a window overlooking the gardens and three sets of double wardrobes.

Annexe
The detached self-contained annexe features an open-plan living space with a free-standing wood-burner and exposed stainless steel flue, exposed engineered wood flooring and a spiral staircase leading up to the first floor mezzanine. A door opens to the kitchen with a range of fitted wall and base units with a single drainer sink unit and a skylight window. A further door opens to a wet-room with skylight window, w.c. and wash hand basin with w.c..

OUTSIDE
Outside
A particular feature of Barn Acre is the extensive grounds, which extend to over 2.5 acres, with St Patrick's Stream bisecting the land.

From Loddon Drive there is a wrought iron gate providing pedestrian access to a circular brick paved terrace to the front door with shrub borders and mature trees. There is a 5-bar gate and gravel drive to the gardens and there is also an ornate Lychgate entrance with a solid electric gate providing access to the courtyard parking. To the left of this entrance is a bike store.

The garden features well-stocked attractive cottage garden style flower beds, feature trees with up-lighters, and swathes of lawn roll down to the stream from the rear of the house with a drop in level to assist the prevention of water ingress in the winter months. To this end, our clients advise us that there has never been any record of flooding to the house. A brick paved path has mature shrub beds and a wisteria growing on the rear elevation, and leads to the flagstone paved terrace adjacent to the Orangery. A further decked walkway leads down to the home office, which is sat on hydraulic rams to lift the building when the water levels rise.

Across the river is a further peaceful meadow of trees and wildflowers, which ensures the garden and cottage are not overlooked. Bird life and dragonflies are a particular feature of the outside space at the house.

OUTBUILDINGS
In addition to the living accommodation and annexe, the property benefits from a number of outbuildings of various shapes and sizes.

The nostalgic beauty of the old-fashioned brick-built car workshop with timber cladding and a clay tiled pitched roof has three sets of glazed folding doors to the front. One of the bays has a 4-post car lift and another has a ceiling-mounted engine hoist. To the rear there is further storage currently housing a tractor mower and garden tools.

The detached workshop could be used as a gym, a hobby space or a large home office facility. With timber flooring, fluorescent lighting and power, bi-folding doors and two further glazed doors. The four bay garage has two electric double garage doors light and power. The octagonal shaped potting shed has a sink unit and a gardeners w.c..

The picturesque timber-framed wet boathouse has space for two slipper-style craft, enhancing the riverside lifestyle. Adjacent to the boathouse there is a quiet retreat and an ideal spot for sitting and watching the wildlife.

LOCATION
Living in Wargrave
Wargrave village has a selection of shops, cafes and restaurants. There are schools for all ages and active sports clubs operating from the recreation ground.

Twyford mainline railway station is a 10 minute drive from the property, providing a regular service to the City of London via the Elizabeth Line, mainline services to London Paddington, Reading and the West. Wargrave is convenient for the A4, and beyond to the M4 motorway.

Henley - 3 miles
Reading - 7 miles
Maidenhead - 7 miles
Marlow - 8 miles
Heathrow - 21 miles

Schools
The Robert Piggott C of E infants and junior schools are a 15 minute walk away, and also extends to a highly sought-after local secondary school and sixth-form college.
Private Schools in the area include The Dolphin School, Reading Blue Coat, Queen Anne’s Caversham, The Abbey, Reading, Kendrick Grammar school.

Leisure
There are many activities on the doorstep such as road cycling, mountain biking and walking in the surrounding countryside. Wargrave has a large recreation ground with men’s and women’s football teams, an active tennis club, a bowls club with its own green. River pursuits including boating, canoeing and paddle boarding, with marina facilities at Wargrave. The annual town regatta is a particular highlight. Local golf clubs include Hennerton, Sonning and Castle Royle Golf Clubs.

Tenure - Freehold
Local Authority - Wokingham Borough Council
Council Tax - Band G

Services: Propane gas, water from a borehole, mains electricity, private drainage

Viewing
Please contact us on 01491 876544 if you wish to arrange a viewing appointment for this property, or require further information.

Disclaimer
Philip Booth Esq - RG9 endeavour to maintain accurate depictions of properties in Virtual Tours, Floor Plans and descriptions, however, these are intended only as a guide and purchasers must satisfy themselves by personal inspection.