D Pooks Meadow , BoxfordBerkshire RG20 8DH

Price £549,950

POOKS MEADOW , BOXFORDBerkshire RG20 8DHA pretty three bedroom detached cottage with a wonderful garden backing onto meadows in this lovely village North West ofNewbury. The house has a lot of charm and character but also good sized and well laid out accommodation. Entrance hall, cloakroom,living room with wood burner, dining room, study, kitchen/breakfast room, utility room, three bedrooms and family bathroom withseparate shower. Outside there is a gravel driveway and garage with lovely private garden to rear.

LOCATIONBoxford is a lovely quiet rural village approximately five miles North West of Newbury. The pretty village has the river Lambournrunning through it and there is a public house and is surrounded by beautifully rolling countryside ideal for walks and othercountryside pursuits. There is easy access to the A34 and M4 (Jct14) being only several miles away respectively.

First floorLong landing with the master bedroom at the far end being dual aspect and a lovelysize with sink unit. Second bedroom with window to front and third bedroom withbuilt-in wardrobes and window overlooking the garden. Finally, the bathroom is asuper-size with a suite comprising bath, low-level WC, pedestal wash hand basin andseparate walk-in shower cubicle.

ACCOMMODATION

Ground floorCovered entry porch with front door leading into entrance hall providing access to alldownstairs principal reception rooms. Living room with large picture window tofront aspect, wood flooring and feature fireplace with inset wood-burner. Study withdual aspect double glazed windows to front and side, again with wood flooring. Thedining room is dual aspect with double glazed window to side and double glazedFrench doors leading out to the lovely rear garden. This inter-connects into thekitchen/breakfast room which has a range of eye and low-level units with space andplumbing for washing machine, space for cooker and further space for fridge. A doorleads through to the utility room which has a low-level worktop with sink unit andplumbing for washing machine with a door to the rear garden. There is also a groundfloor cloakroom. The first floor accommodation is accessed off the kitchen.

OUTSIDE

Front of propertyGravel driveway providing parking for at least four cars with access to the garage.The frontage is surrounded by hedging and trees providing privacy.

GarageThe garage is integral to the property with metal up-and-over door and power andlight connected.

Rear gardenIdeal for entertaining with a patio area running the whole width of the plot with astep down to a lovely lawn area with flower and shrub borders. The garden runsdown to the end and has a stunning outlook to the meadows to the rear offering ahigh degree of privacy. There is an external water tap and side access down bothsides of the property to the front. The garden is enclosed by wooden panel fencingand neat hedging.

SERVICES & COUNCIL TAXElectricity, water and mains drainage are connected to the property. Central heatingis by way of oil. The property is in Band F. Current charge for 2017-2018 is:  £2,373.34.Telephone West Berkshire Council on:  01635 42400.

DIRECTIONSFrom the Robin Hood roundabout take the A4 in the direction of Hungerford passingthe Waitrose roundabout. Continue over the A34 out of Newbury and at theroundabout over the flyover take the second exit off onto the B4000 towardsStockcross. Proceed through the small village of Stockcross continuing on the B4000,then through Wickham Heath. After passing the 50 mph restriction sign take theturning right signposted Boxford. Follow the road down the hill. At the crossroadsopposite The Bell at Boxford Hotel turn right and immediately left into the village ofBoxford. Follow the road round to the left and just past the corner on the right handside, Pooks Meadow can be found identified by the Downer & Co. For Sale board.

PROPERTY MISDESCRIPTIONS ACT 1991The information in this document is indicative and is intended to act as a guide onlyto the finished product. Due to the time at which this document was produced, thefinished product may vary from the information provided. These particulars shouldnot be relied upon as accurately describing any of the specific matters described byany order under the Property Misdescriptions Act 1991. This information does notconstitute a contract or warranty. The dimensions given on plans are subject to minorvariations and are not intended to be used for carpet sizes, appliance sizes or items offurniture. We would like to point out that all photographs are taken with a wideangle lens and any fitted appliances have not been tested.

VIEWINGSStrictly by prior appointment through Downer & Co.'s Newbury office on:  01635523777.

IMPORTANT NOTICEIMPORTANT NOTICEIMPORTANT NOTICEIMPORTANT NOTICE You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website,online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. The website owner's copyright must remain on all reproductions ofmaterial taken from this website.

Energy Performance Certificate

Page 1 of 4

Pooks Meadow, Boxford, NEWBURY, RG20 8DHDwelling type: Detached bungalow Reference number: 0957-2836-7435-9123-9335Date of assessment: 26 July 2017 Type of assessment: RdSAP, existing dwellingDate of certificate: 28 July 2017 Total floor area: 124 m²

Use this document to:• Compare current ratings of properties to see which properties are more energy efficient• Find out how you can save energy and money by installing improvement measures

Estimated energy costs of dwelling for 3 years: £ 3,366

Over 3 years you could save £ 1,059

Estimated energy costs of this home Current costs Potential costs Potential future savings

Lighting £ 417 over 3 years £ 219 over 3 years

Heating £ 2,541 over 3 years £ 1,872 over 3 years

Hot Water £ 408 over 3 years £ 216 over 3 years

Totals £ 3,366 £ 2,307

You couldsave £ 1,059over 3 years

These figures show how much the average household would spend in this property for heating, lighting and hotwater and is not based on energy used by individual households. This excludes energy use for running applianceslike TVs, computers and cookers, and electricity generated by microgeneration.

Energy Efficiency RatingThe graph shows the current energy efficiency of yourhome.

The higher the rating the lower your fuel bills are likelyto be.

The potential rating shows the effect of undertakingthe recommendations on page 3.

The average energy efficiency rating for a dwelling inEngland and Wales is band D (rating 60).

The EPC rating shown here is based on standardassumptions about occupancy and energy use andmay not reflect how energy is consumed by individualoccupants.

Top actions you can take to save money and make your home more efficient

Recommended measures Indicative cost Typical savingsover 3 years

Available withGreen Deal

1 Floor insulation (suspended floor) £800 - £1,200 £ 258

2 Low energy lighting for all fixed outlets £85 £ 168

3 Heating controls (thermostatic radiator valves) £350 - £450 £ 141

See page 3 for a full list of recommendations for this property.To find out more about the recommended measures and other actions you could take today to save money, visitwww.gov.uk/energy-grants-calculator or call 0300 123 1234 (standard national rate). The Green Deal may enable you tomake your home warmer and cheaper to run.

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