Kizzy's Cottage GORING HEATH South Oxfordshire - Warmingham

Kizzy’s Cottage
GORING HEATH
South Oxfordshire
PRICE GUIDE: £825,000 FREEHOLD
In an idyllic rural location bordering Hardwick Estate
organic farmland and woodland some 5 miles to the
North of Reading in the scenic Chilterns area of
“Outstanding Natural Beauty”. A detached single
storey period cottage originally dating from around
1800 sympathetically extended and tastefully
refurbished in recent years to form a most characterful
and individual home with versatile 5 bedroomed part
beamed accommodation in gardens and lightly
timbered grounds of approximately 2/3 acre together
with a newly built 3 bay oak framed barn garage with
spacious room over.
VIEWING: Strictly by appointment with the agent as above

Kizzy’s Cottage, Deadmans Lane, Goring Heath, RG8 7RZ 2
SUMMARY OF ACCOMMODATION
‣ TILED ENTRANCE PORCH and LOBBY
‣ DRAWING ROOM with fireplace
‣ DINING ROOM with beamed vaulted
ceiling
‣ KITCHEN with handmade pine units
‣ UTILITY ROOM
‣ FURTHER HALLWAY
‣ MASTER BEDROOM with EN SUITE
BATHROOM
‣ 4 FURTHER BEDROOMS
‣ FAMILY BATHROOM
‣ OIL CENTRAL HEATING
‣ Delightful lawned GARDENS benefiting
from attractive landscaping including
patio terraces, extending in all to 0.656
ACRE
‣ GATED ENTRANCE to large gravelled
FORECOURT AREA
‣ Newly constructed oak framed 3 bay
BARN GARAGE with spacious ROOM
over
Location
Goring Heath, lying a few miles east of Goring on Thames, is a scattered, rural Parish extending from
the South Western edge of Woodcote, skirting round Whitchurch Hill and then South towards
Mapledurham with the A329 Reading to Wallingford Road forming the perimeter along its eastern
boundary. In the centre of the Parish are located the Almshouses built in an impressive period
architectural style and founded in 1726 by Henry Alnutt, a wealthy London barrister and arranged with
their chapel around three sides of a cobbled courtyard and whilst modernised in recent years have
remained in appearance largely as they were in the 18 th century, as has their unspoilt rural setting.
The nearby village of Woodcote, which lies just off the Reading to Oxford Road, is situated in an area of
‘outstanding natural beauty’ surrounded by the scenic countryside of the Chilterns, with extensive beech
woodlands and undulating fields. The village is some 500’ (160 metres) above sea level and there are
glorious far-reaching views from several parts of the village.
Originally a small community based on farming and agriculture, Woodcote has grown substantially,
especially during the 1960s and 1970s, to be a thriving village with a good range of local amenities
including Post Office stores, supermarket, nursery/garden centre, popular New World bistro restaurant,
two public houses, modern health centre and excellent education facilities with two toddler playgroups,
primary and secondary schools as well as a range of private schools in the local area.
Near the centre of the village is the Parish Church, which was rebuilt in 1846 in a Norman style on the
site of the original Norman structure, with a few traces of original walling still surviving. Woodcote
House, an historic country mansion built in the 1730s, now forms part of the Oratory School, standing in
extensive park-like grounds east of the main village. The Prep. School for the Oratory is situated nearby
at Crays Pond.
Goring Heath has first class road communications with easy access for Reading, Henley, Oxford and both
the M4 and M40 motorway networks. For rail commuters there are mainline stations locally at
Pangbourne and Goring on Thames, as well as Reading, all providing fast services up to London
(Paddington) approx 25 minutes from Reading.
The riverside villages of Pangbourne and Goring both offer established shopping centres and a range
of facilities including banks, modern health centres as well as restaurants, hotels and olde worlde inns.
*READING – 5 miles *GORING on THAMES – 3 ½ miles *WALLINGFORD – 7 miles
*PANGBOURNE on THAMES – 2 ½ miles *HENLEY on THAMES – 8 ½ miles
*M4 (J.12 at Theale) - 8 miles *M40 (J. 4 at High Wycombe) - 17 miles.

Kizzy’s Cottage, Deadmans Lane, Goring Heath, RG8 7RZ 3
The Property
Kizzy’s Cottage is an interesting single storey property occupying a stunning rural location bordering
the Hardwick Estate surrounded by scenic Chilterns countryside with typical beech woodlands through
which there are footpaths and bridleways and in the Spring are carpeted by bluebells.
From humble origins probably as an estate workman’s cottage around the late 1700s or early 1800s the
cottage has been substantially altered and extended in the 1900s notably in the 1940s when it was
occupied by the head teacher of the nearby Goring Heath Charity School. The present owners have also
substantially added to the property in a sympathetic style as well as carrying out extensive and tasteful
modernisation and refurbishment creating a delightful home with many character features. The fabric of
the property has been meticulously improved by the owner who is a craftsmen builder including reroofing
with insulation, complete re-plumbing and provision of oil fired central heating system, electrical
rewiring, fitting of casement pine windows, handmade pine fitted Kitchen and redecoration throughout
with numerous cosmetic improvements.
The Drawing Room has a delightful dual aspect over the garden and surrounding countryside and the
Dining Room in the oldest part of the cottage has a vaulted beamed ceiling.
In 2007 a new oak framed timber boarded 3 bay Barn/Garage was constructed having a pitched half
hipped clay tile roof. Each bay has wide double wooden entrance doors and on the first floor there is a
spacious fully floored Store Room with potential for use as a Studio Room or office at present having a
trap access only. The building has fitted light and power.
Accommodation
GROUND FLOOR
ENTRANCE PORCH:
Under tiled roof with windows on either side and
inner front door with glazed casement upper
half.
ENTRANCE LOBBY: (S)
Quarry tiled floor. Inset ceiling lighting. Wall
thermostat control for CH. Radiator.
DRAWING ROOM: (N, E & S)
A spacious and well proportioned room enjoying
a triple aspect principally overlooking the
gardens and grounds and adjoining countryside
and woodland. Fireplace with Jetmaster grate
and wide quarry tiled hearth and hardwood
mantel with exposed brick surround and wall
extending across to one side with inset niche and
fitted corner wooden plinth for TV and stereo.
Beamed ceiling with inset lighting. Wide patio
doors opening onto flagged terrace and garden.
2 double radiators. 4 wall light points.
UTILITY ROOM: (N)
Fitted pine floor units with deep ceramic top
worksurfaces around 2 sides with inset ceramic
sink unit (brass mixer taps). Built-in space for
washing machine and dishwasher. Trianco oil
fired floor boiler supplying CH and HW.
Ceramic tiled floor. Inset ceiling lighting. Builtin
Airing Cupboard containing foam insulated
hot water tank with immersion heater and
slatted shelving. Wide arched opening through
into the adjoining Kitchen.
KITCHEN (S)
Custom fitted with handcrafted pine floor and
wall units providing good cupboard and drawer
storage space with features including cornicing
to wall units having concealed underlighting,
projecting canopy with ceramic tiled banding
over the hob, glazed doors to wall dresser unit
with central display shelving together with
Belfast stone sink (brass mixer taps) with
hardwood drainer board and surround. Ceramic
top worksurfaces and matching ceramic wall
tiling around sink, working and cooking areas.
Range of built-in equipment comprising AEG
“Competence” split level double oven, separate
inset 4 ring ceramic hob with concealed
extractor unit above in feature canopy, AEG
dishwasher with integrated door and Siemens
fridge with integrated door. Inset ceiling
lighting. Ceramic tiled floor.

Kizzy’s Cottage, Deadmans Lane, Goring Heath, RG8 7RZ 4
FURTHER HALLWAY: (W & S)
Radiator. Fitted dado rails. Heavy panelled
wooden entrance door. 3 wall light points.
Radiator.
MASTER BEDROOM: (E & S)
Approached off the Hall by its own entrance
lobby which has built-in Double Wardrobe
Cupboard widening internally at each end.
Kitchen
DINING ROOM: (E & W)
A delightful room full of character with part
vaulted beamed ceiling with exposed structural
beams and with exposed brick walls with
timbering at either end. 2 double radiators.
French door opening onto the extensive terrace
area. Deep walk-in storage area in corner of
room.
2 double radiators. Matching fitted furniture
comprising two floor-to-ceiling Double
Wardrobe Cupboards with two 3-drawer
connecting chests with central dressing table
with drawer under and long shelf top. Two
matching 2-drawer bedside cabinets.
Master Bedroom
EN SUITE BATHROOM: (N)
Matching suite comprising panelled bath (mixer
tap with shower handset), pedestal wash hand
basin, bidet and low level WC. Ceramic wall
tiling up to ceiling height around bath and
shower. Splashbacks behind basin and bidet.
Ceramic tiled floor. Pine panelled ceiling with
inset lighting. Tall ribbed towel rail/radiator. 2
wall light points.
BEDROOM 2: (W & N)
Radiator. Inset ceiling lighting and range of
fitted furniture along one side comprising a
Double Wardrobe and tall shelved cupboard.
3 wall light points.
Dining Room

Kizzy’s Cottage, Deadmans Lane, Goring Heath, RG8 7RZ 5
BEDROOM 3: (N)
Double radiator. Built-in Double Wardrobe
Cupboard with sliding mirrored doors in
wooden frames.
BEDROOM 4: (N)
Double radiator. Built-in Double Wardrobe
Cupboard with sliding mirrored doors in
wooden frames. Trap access into insulated Loft.
BEDROOM 5/STUDY: (E)
Double radiator.
FAMILY BATHROOM: (E)
Matching suite of panelled bath (mixer taps with
shower handset), pedestal wash hand basin and
low level WC. Ceramic fully tiled walls around
bath and shower up to half room height around
basin and WC. Pine panelled ceiling with inset
lighting. Tall ribbed towel rail/radiator.
OUTSIDE
The property has a long frontage to a tree lined
country lane with a wide grassed frontage with a
hedged boundary set back together with picket
fencing. At the further end there is a splayed
entrance with a 5 bar gate opening into a large
gravelled forecourt area fronting onto which is a
newly constructed oak framed triple bay
Barn/Garage with pitched and half hipped clay
tile roof with first floor room.
The Barn/Garage has Velux windows to the
first floor and fitted light and power.
The gardens and grounds mainly extend to the
South and West sides of the property adjoining
organic estate farmland with superb views across
to mainly deciduous woodland beyond. The
gardens have been attractively laid out with
many areas of interest including patio areas and
importantly formed in the corner of the property
a large flagged terrace ideal for ‘al fresco’ dining.
A further feature in the garden is the pond with
its waterfall feature and surrounding rockery.
Throughout the garden there are many
interesting borders and beds containing a variety
of specimen plants and shrubs and on the
boundary with the farmland there is low fencing
to take advantage of the superb views over the
undulating unspoilt surrounding countryside.
There are numerous garden outbuildings
including a Summerhouse and a circular
Summerhouse with thatched roof.
In all the gardens and grounds extend to
approximately 0.656 acre
Services
Mains water and electricity are connected to the
property. Private septic tank drainage. Central
heating and domestic hot water from Trianco oil
fired floor boiler located in the Utility Room.
Secondary hot water supply from immersion
heater.
Local Authority
South Oxfordshire District Council,
Crowmarsh, Wallingford, Oxon, OX10 8HQ.
Tel: 01491 823000
Council Tax
Band: D
Current year’s charges payable 10/11: £1,469.91
Directions
From our offices in the centre of Goring turn right and proceed up to the top of the High Street where at
the railway bridge junction turn right and then next left into Reading Road by the Queens Arms.
Continue up Whitehill and out of the village and proceed through the next village of Crays Pond. In a
further mile or so at the next road junction continue straight on signposted to Mapledurham and after
passing the entrance to Goring Heath charity almshouses turn left at the next crossroads by the former
Goring Heath Post Office. Follow this road along and Kizzy’s Cottage will be found on the right hand
side in approximately ¼ mile.

Kizzy’s Cottage, Deadmans Lane, Goring Heath, RG8 7RZ 6
Extensive gardens with views over adjoining fields and woodland
Views looking back towards Kizzys Cottage

Kizzy’s Cottage, Deadmans Lane, Goring Heath, RG8 7RZ 7
Vegetable area
Looking towards the terrace

Kizzy’s Cottage, Deadmans Lane, Goring Heath, RG8 7RZ 8
Triple bay Barn/Garage
Adjoining fields and views

Kizzy’s Cottage, Deadmans Lane, Goring Heath, RG8 7RZ 9
Well stocked borders

Kizzy’s Cottage, Deadmans Lane, Goring Heath, RG8 7RZ 1
0
Colourful beds

Kizzy’s Cottage, Deadmans Lane, Goring Heath, RG8 7RZ 11
Pathway leading to Kizzys Cottage
Looking towards the central courtyard

Kizzy’s Cottage, Deadmans Lane, Goring Heath, RG8 7RZ 1
2
Adjoining woodland

Kizzy’s Cottage, Deadmans Lane, Goring Heath, RG8 7RZ 1
3
N.B. The agent has not tested any apparatus, equipment, fittings or services so cannot verify that they are in working order. If required, the client is advised to
obtain verification. These particulars are issued on the understanding that all negotiations are conducted through Warmingham & Co.Whilst all due care is
taken in the preparation of these particulars, no responsibility for their accuracy is accepted, nor do they form part of any offer or contract.Intending clients
must satisfy themselves by inspection or otherwise as to their accuracy prior to signing a contract.