Ground floor
• The open plan kitchen / dining room is extremely spacious and is filled with natural light, panoramic sliding doors that look out over the rear garden.
• The kitchen with light grey base and wall units and granite worktops benefits from integrated appliances including a BOSCH double oven and dish washer. There is a central island separating the kitchen from the dining space with induction hob, wine cooler and breakfast bar.
• A further sitting room/ snug room with feature brick fireplace and log-burning stove, creating the ideal space to relax. Off the sitting room is the garden room with French doors on the garden, currently used as a home office/games room.
• To complete the ground floor accommodation there is study/playroom, a a well positioned utility, boot room and cloakroom.

First floor
• Upstairs, the landing leads round to the principal bedroom, which benefits from built-in wardrobes and a stylish en-suite featuring a rainfall shower.
• Additionally, there are three double bedrooms, alongside a contemporary family bathroom with sleek grey tiling and a separate shower

Outside
• The private garden is spacious, mostly covered with a lawn and framed by mature shrub borders. There is a decking area featuring a pond which provides a perfect spot for relaxation, ideally placed to soak in the last of the evening sun. The expansive patio, complete with raised flower beds, complements the serene setting.
• It also includes a potting shed and a workshop, perfect for outdoor projects.

Situation
The rural village of Ickford is well serviced with local amenities including a popular pub The Rising Sun, a Village School and a post office / shop. The Market town of Thame is approximately 5 miles away offering more comprehensive shopping including two supermarkets and a selection of restaurants.
Communication is excellent with the M40 (J8A) about 3.6 miles giving convenient access to Oxford, London, irmingham and the Midlands. Haddenham and Thame Parkway mainline station (about 6 miles) provides a regular service to London Marylebone station from about 35 minutes. In terms of education, Ickford Primary School is rated Outstanding and top 1% in the country. There are grammar Schools nearby in Aylesbury (subject to conditions). In addition to the state schools there are also numerous well regarded independent preparatory and senior schools in Oxford and Abingdon.

Fixtures and Fittings
All fixtures, fittings and furniture such as curtains, light ttings, garden ornaments and statuary are excluded from the sale. Some may be available by separate negotiation.

Services
Mains water, electric and drainage. Oil Central Heating. The property also benefits from an Energy solar system. None of the services or appliances, heating installations, plumbing or electrical systems have been tested by the selling agents.
The estimated fastest download speed currently achievable for the property postcode area is around 1000 Mbps] (data taken from checker.ofcom.org.uk on 09/04/2025). Actual service availability at the property or speeds received may be different.
We understand that outside of the property is likely to have current mobile coverage (data taken from checker.ofcom.org.uk on 09/04/2025). Please note that actual services available may be different depending on the particular circumstances, precise location and network outages.

Tenure
The property is to be sold freehold with vacant possession.
Local Authority
Buckinghamshire District Council.
Council Tax Band : F

Public Rights of Way, Wayleaves and Easements
The property is sold subject to all rights of way, wayleaves and easements whether or not they are defined in this brochure.
Plans and Boundaries
The plans within these particulars are based on Ordnance Survey data and provided for reference only. They are believed to be correct but accuracy is not guaranteed. The purchaser shall be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the vendor nor the vendor’s agents will be responsible for dening the boundaries or the ownership thereof.

Viewings
Strictly by appointment through Fisher German LLP.
Telephone: 01844 212004
Email: thameagency@fishergerman.co.uk

Directions
Postcode – HP18 9JD
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