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" A two bedroom Grade II Brick & Flint Cottage in a much sought after location area close to the town centre. The property has been tastefully restored throughout and has a lovely garden and private parking for two cars. Unfurnished and Available Early May 2010.

DETAILS 11 HOP GARDENS
HENLEY-ON-THAMES
OXFORDSHIRE
RG9 2EH

Henley town centre, river & station 5 minutes walk (Paddington 55 minutes) Reading 8 miles (Paddington 22 minutes) M4 (junction 8/9) 8 miles, Heathrow 23 miles, Central London 39 mile (Times and Distances approximate)
A two/ three bedroom Grade II Brick & Flint Cottage in a much sought after and quiet location close to the town centre. The property has been tastefully restored throughout and has a lovely garden and private parking for two cars. Unfurnished and Available Early May 2010.

Entrance Hall. Living Room. Dining Room. Kitchen/Breakfast Room, Family Bathroom, Rear Inner Hall, Master Bedroom with En-suite Shower Room, A further Bedroom, Occasional bedroom/study, gas fired central heating, private parking, Landscaped Gardens.

TO LET: PER MONTH: P.C.M. Unfurnished

Description and Situation

Situation:
The Hop Gardens is on gently rising ground to the west of the town and is probably one of the oldest parts of the town, dating back to the mid 19th century. It is a conservation area within the town and is particularly quiet and set amongst other elegant period houses of the same era. All the town's facilities including some very good restaurants and pubs which are within walking distance, as is the station serving London/Paddington in under the hour. There are good motorway links to Heathrow, London and the West Country and London via the M4 and the north is served via the M40. There is golf at Henley Badgemoor and Huntercoombe and rowing at Upper Thames and Leander Club and there are many fine country and riverside walks close at hand.

The Property:
This semi-detached brick and flint cottage is Grade II listed and is believed to have been built around 1849. It is one of six, according to history, was where the hop-pickers lived for the original Brakespear's Brewery. The house was extended and considerably modernised and is now presented in particularly good condition with a modern bathroom and en-suite shower and a magnificent hand-built intoto kitchen. The Kitchen has built-in appliances. All the windows have the original shutters and many of the original doors are still in the property. It is very rare for one of these character properties to become available, especially one that has been so well renovated and is presented in such good order. The house has the benefit of private parking.

GROUND FLOOR

Gravel path leading to solid wood front door with canopy Porch and outside light.

Entrance Hall:
Radiator, useful coconut matting area, turning stairs to first floor and door to
Living Room:
15'11 x 13'11 (4.85m x 4.24m)
Recessed fireplace (blocked off) with stone over-mantle and sides, slate hearth with recesses to either side, with TV point and BT Home hub, 4 wall light points on dimmer switch, radiator set in radiator cover, solid European oak flooring, under-stairs storage cupboard and door leading to
Dining Room:
15'11 x 11'11 (4.85m x 3.63m)
With solid oak flooring, with fitted original bench seating incorporating a cupboard to one side, steps down to
Rear Lobby:
With ceramic tiled floor, useful storage cupboard, side door to small courtyard area and door to Kitchen and Bathroom.
Family Bathroom:
A modern white suite, with a wood panel enclosed bath, with mixer tap and shower attachment, low level WC, oval basin, ceramic tiled floor, half tiled walls, heated towel rail, wall mirror and recess ceiling spotlights.
Kitchen/Breakfast Room:
13'11 x 9'3 (4.24m x 2.82m)
A beautifully hand-built intoto fitted kitchen with range of solid wood base and matching wall units with wooden working surfaces and range of matching wall cupboards with strip lights under. Double glazed wall cupboard with glazed shelving with concealed lighting under the fitted wall cupboards with part tiled area, built-in Smeg 4-ring gas hob with double electric oven under and extractor light and hood over, further range of wall cupboards with strip lights under, built-in Miele washing machine and built-in Whirlpool dishwasher, built-in double fridge with separate freezer, ceramic tiled floor, radiator, 11/2 bowl sink unit with mixer tap incorporated in working surface with range of cupboards under, fitted roller blind, Worcester combination boiler set in wall cupboard and attractive vaulted ceiling.
FIRST FLOOR
Landing:
With access to insulated loft, large storage cupboard with hanging rails, recessed spotlighting,
Principal Bedroom One:
12'10 x 10'6 (3.91m x 3.20m)
With original cast iron fireplace with over-mantle and sides, radiator, TV point, recessed spotlighting and door to
En-Suite Shower Room:
With shower tray with pumped multi-head shower unit, wall mounted controls and further body sprays to either side, bracketed wash hand basin with mixer tap, low level WC, fully tiled walls, recessed ceiling spotlight, extractor fan and heated towel rail.
Bedroom Two:
12' x 8'1 (3.66m x 2.46m)
Original cast iron fireplace with over-mantle and sides, radiator, recessed ceiling spotlights.
Bedroom 3/study : 12'0 x 7'6 (3.66m x 2.29m)
Cupboards to one wall with inbuilt shelves and drawers. Radiator, ceiling spotlights.
OUTSIDE
Gravel standing for two small cars plus a front courtyard area with door to main drive.The rear garden measures approximately 70' in depth and has been landscaped with wooden retaining banked lawn areas with steps up to the main area of lawn with a well-stocked flower border, garden shed and mature fruit tree. There is an attractive inter-woven beach fencing to the boundaries with a pedestrian path leading to the entrance of Hop Gardens. There is a good patio area with pea shingle and outside power point. The garden has a south-west aspect and is a very pleasant feature of the property.
Services: Mains electricity, water & drainage, gas central heating

Viewing:
Strictly by appointment with the SOLE AGENTS
Robinson Sherston (Henley Office).
Telephone 01491 411 911

Directions: From the central traffic lights in Henley town centre, proceed up the hill with Henley Town Hall on the Right, in the direction of Peppard, take the first turning on the right into Hop Gardens, towards the end of the road turn right into a gravel drive, Hop Gradens, and number 11 will be found following the road round to the left on the left-hand side.

NB: Hop Gardens is a private road which is maintained by the residents.

Important Note
These particulars do not form part of any offer or contract. They are for guidance only and have been prepared in all good faith to give a fair overall view of the property. Our descriptions are opinions and not statements of fact and tenants should satisfy themselves whether or not such descriptions match any expectations they may have of the property. Please ask for further information or verification of points relevant to your interest. All measurements, distances and aspects are given as a guide only and are approximate. If such details are fundamental to the letting, tenants must rely on their own enquiries, as they must where any reference is made to potential uses. At the time of preparing these particulars no specific tests were made and tenants should satisfy themselves that the property and any services, appliances, equipment or facilities are in good working order. It should not be assumed that the property remains as displayed in the raphs; nor should any assumption be made with regard to the parts of the property that have not been photographed. The photographs depict only certain parts of the property and it should not be assumed that any of the furniture, furnishings or personal items are included in the letting.

TERMS AND CONDITIONS

Furnishings The property is to be let UNFURNISHED

Availability Available Early May 2010 on an Assured Shorthold Tenancy.

Conditions: Not suitable for: SMOKERS or PETS.

Rent Payable per calendar month in advance, exclusive of Council Tax and all connected utility services

Deposit Security deposit of one and a half month's rent to be held throughout the term of the tenancy as security against damage or any breach of agreement by the Tenant.

Agreement The in-going tenant will be responsible for the payment of a registration charge of ?141 (including VAT) as a contribution towards the costs of applying for references and preparing the Tenancy Agreement. An inventory recording the condition and contents of the property will be provided and the tenant will share with the landlord the charge for checking in at the commencement of the tenancy. Upon termination a check-out will be arranged and paid for by the tenant.

Please note that Robison Sherston will continue to market the property until the Registration fee is received, even where the terms of a tenancy have been agreed in principle.

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