Rolls Lane, Holyport, SL6

Old Meets New

Within the Holyport College catchment area (just 0.7 miles away) and an 8-minute drive from Maidenhead station, Highbrook House was constructed by its current owners in 2019 with the objective of building a new home (with all the advantages that affords) but in a style sympathetic to its semi-rural surroundings.

The tasteful green double-glazed windows and doors, the timber porch, the cream rendered walls and the half-height brick course sympathetically allude to a style of property that you would be forgiven for assuming has more history than it actually does.

Located at the far end of a quiet cul-de-sac, minutes from the centre of Holyport village and even closer still to Holyport college, Highbrook House is perfectly positioned to achieve an ideal balance of rural living and commuting, socialising or entertaining with such convenient access to London thanks to the Elizabeth line.

The gravel drive provides parking for four cars and is gated for additional peace of mind.

Welcome Home

Upon entering, you are greeted by a spacious and welcoming entrance hall. This tastefully decorated space has plenty of room for shoe benches or side tables and is the first point at which you get a glimpse of the engineered oak flooring that runs throughout the ground floor, along with the underfloor heating.

A Chef’s Kiss

Along the hall to the rear of the property is the spectacular and spacious open-plan kitchen / dining room. Flooded with natural light, principally from the near full width bifold doors out to the patio and garden, this is a wonderful space to relax, work or entertain.

The Neptune kitchen features built-in appliances for the oven and dishwasher, a Zanussi induction hob & extractor and a large double width kitchen island with built-in sink and practical yet aesthetically pleasing curved worktop and units. Additionally, thought has been given to how best to integrate a large American-style fridge-freezer to one end of the open pantry shelves, tucked away behind the partition wall.

Work, Rest or Play

This large open-plan space comfortably accommodates a sizeable dining table and other furniture, such as dressers and sideboards, without feeling at all encroached upon. In fact, there is so much room here there’s space to create a snug seating area right in the heart of the home for cosy chats over coffee, after-school debriefs or post-dinner digestifs. 

In the summer, you can throw open the bifolds and bring the outside in for that perfect post-barbecue combination as the sun starts to set and the night draws in. During colder months, you can gaze out at the moody skies from the smug snugness of this EPC B-rated cosy home.

… And Relax

If you are looking for a more secluded entertaining or family space, to the front of the property is the ideal sitting room.

This double-aspect, generously proportioned room is perfect for snuggling up for a movie, sitting down with friends for a catch up or for whiling away one of those days where only the sofa will do! 

The box bay window overlooking the drive adds an extra element of character and charm to a room with an overwhelmingly welcoming feel.

Flexible Living

Adjacent to the sitting room is a real Swiss-army knife of a room. A stunning study, perfect playroom, or terrific hobby room in its own right, this room also makes a brilliant fifth bedroom and is directly opposite the downstairs bathroom which features a large walk-in rainfall shower. The options are many and varied and leave you with truly flexible accommodation that can be re-defined to suit your requirements.

And So, To Bed

Climbing the U-shaped wooden stairs to the landing, directly in front of you is the family bathroom with bath and shower. To the left of this and above the kitchen is the double-aspect master bedroom and ensuite with views over the garden and beyond.

The Land of Nod

The remaining three bedrooms are accessed from the main landing with two to the front of the house and one to the rear, next door to the master suite. They are all practically laid out and provide a number of options in terms of bed configuration.

The Great Outdoors 

The garden features a patio area directly outside the kitchen / dining room, perfect for barbecues, fire pits or chimineas. 

The rest of the garden has been laid with artificial grass for low-maintenance, year-round usability and convenience.

The garden extends to nearly 80 feet by 30 feet and, whilst designed as low maintenance, has plenty of scope for keen gardeners to create something truly bespoke from a blank canvas.

Plans to Grow

Highbrook House currently tips the scales at just under 1,800 sq ft (164 sq m). However, there is approved planning permission to extend out over the flat-roofed kitchen, creating an additional ~947 sq ft / 88 sq m of accommodation and increasing the size of the house by ~46%. 

The extra space incorporates a stunning new master suite with triple aspect floor-to-ceiling windows in the new bedroom, a dressing room and an ensuite with freestanding bath and shower. Additionally, a large dressing room will be added to bedroom 4 making this a room to envy. 

This represents a great opportunity to add significant extra space affordably and quickly without undertaking any groundworks / foundations. Additionally, this future growth was cleverly anticipated during the original construction, so all the services and structural support needed are in place already.

You can view more via the planning portal: 

Royal Borough of Windsor and Maidenhead ref 22/01412/FULL 

Round & About

Holyport is an aspirational village with a pretty village green, several great pubs and an extremely highly rated state school (Holyport College) sponsored by Eton College. There are also many sought-after independent schools and colleges just a short drive away, including Wellington College, Lambrook School, Holme Grange, Ludgrove, Papplewick, St George’s, St Mary’s and Heathfield to mention but a few. 

Only 5 minutes from the M4 (J8/9) and 8 minutes to Maidenhead train station, commuters are extremely well connected. Cross-rail and the Elizabeth Line give ease of access to London, with journeys to Paddington taking just 25 minutes. This location makes frequent or infrequent commuting hassle free.

Situated in the middle of polo country, Holyport is within easy reach of Windsor, Ascot and Henley and also boasts its own laid back water sports lake with sailing, windsurfing, SUPs and open water swimming. Nearby Thrift Wood Park is a beautiful 78-acre nature reserve that is a 10-minute walk away and can be accessed via a bridleway from Sturt Green.

The village of Bray borders Holyport and is home to The Fat Duck, The Hind’s Head, The Waterside Inn and The Crown, making this riverside village a gastronomic delight. 

The Finer Details

Council Tax Band: G

Heating: Gas heating. Underfloor heating downstairs

Local Authority: Royal Borough of Windsor & Maidenhead