The Green, Watlington, OX49

A truly exceptional and highly adaptable village home offering between five and seven bedrooms, an impressive self-contained studio/annexe, extensive outbuildings, substantial garaging and carport provision, sophisticated renewable energy systems and exciting further potential — all set within the highly sought-after Chiltern village of Aston Rowant.

The Barn is a property of genuine individuality.

Combining character, scale, versatility and modern technology, this substantial home offers an exceptionally flexible living environment that can evolve with its next owners. Whether you are looking for a large family home, multi-generational accommodation, extensive home-working space, somewhere to pursue hobbies and collections, or simply a property with room to grow, The Barn offers an unusually broad range of possibilities.

And importantly, it is a home that has been designed not simply to look impressive, but to work exceptionally well for modern life.

A Home That Adapts Around You

The accommodation currently provides between five and seven bedrooms, depending upon how the substantial and versatile spaces are configured.

At the heart of the property is a wonderful sense of space and adaptability, allowing individual rooms to change purpose as family requirements evolve.

One of the property's standout features is the separate studio space, complete with its own kitchenette and bathroom.

This provides enormous flexibility and could work exceptionally well as a granny annexe, guest accommodation, independent living space, teenager's retreat, home office or creative studio.

For those working from home, the ability to create genuinely separate working accommodation is increasingly valuable. Equally, for multi-generational families, having independent facilities away from the main living accommodation can provide an ideal balance between privacy and togetherness.

Character Meets Contemporary Technology

Behind the property's charming character is an impressive range of modern technology designed to make the home considerably more efficient and comfortable.

A substantial 10kW solar panel system is complemented by a 35kWh lithium battery storage system, providing an impressive renewable energy installation and allowing energy generated by the property to be stored for later use.

The house is also equipped with a water-heated multi-zone underfloor heating system throughout, supported by oil-fired central heating.

This provides the ability to control heating across multiple zones, creating a comfortable and adaptable environment throughout the house.

For those who appreciate the atmosphere of a traditional home, there are also three wood-burning stoves, providing focal points and additional sources of heat across three separate rooms.

The combination of characterful fireplaces, wood-burning stoves and modern underfloor heating creates an appealing blend of traditional country living and contemporary comfort.

Connecting the House with the Garden

The relationship between the house and outside space is another particularly attractive feature.

The property benefits from four PAS24-rated bi-fold doors, opening directly onto the south-facing garden and courtyard.

This creates a wonderful connection between the interior and exterior spaces, particularly during the warmer months, and provides excellent potential for entertaining.

Garden & Grounds

The Barn enjoys a particularly special relationship with its outside space, with a south-facing garden, courtyard and its own small stream running through the grounds.

The mature gardens provide a wonderful sense of privacy and tranquillity, with established trees and planting creating an attractive backdrop throughout the seasons.

Adding to the property’s individuality are its own mature mulberry and apricot trees, both planted by the current owners in the 1990s and now well established. These are lovely reminders of the property’s history and the care that has gone into the gardens over many years.

The gently flowing stream adds another charming natural feature, creating a peaceful focal point within the garden and further enhancing the feeling of being surrounded by nature.

The courtyard adds another layer of versatility to the outside space, while the south-facing garden provides an attractive private environment in which to relax, entertain and enjoy the surrounding village setting.

Exceptional Garaging, Parking & Workshop Space

For buyers with a passion for cars, motorcycles, hobbies or practical projects, the property's ancillary accommodation is particularly impressive.

The large double garage, accessed via electric shutters, includes a maintenance pit, providing an exceptionally useful facility for anyone undertaking vehicle maintenance or restoration.

For classic car enthusiasts in particular, this is a rare and highly desirable feature — offering the opportunity to work on and restore vehicles from the comfort of home.

In addition, there is a substantial three-berth carport, providing extensive covered parking.

A large brick and flint storage shed, currently providing space for bikes, a mower and additional equipment, adds further valuable storage.

There is also a large external garden room, offering yet another flexible space that could be used as a home office, gym, hobby room, studio or simply additional recreational space.
Exciting Future Potential

For buyers looking for a property they can continue to develop, The Barn offers an unusually exciting opportunity.

Planning permission has been granted for a single-storey, all-glass extension measuring approximately 5m x 3m to the kitchen.

This would have the potential to create an extraordinary additional space, bringing even more natural light into the heart of the home and enhancing what is already a striking kitchen.

There is also potential to create a glass roof over the courtyard, further strengthening the relationship between the internal accommodation and this unique central space.

In addition, there is potential for an additional floor to the rear aspect of the existing building, subject to the relevant permissions and consents.

These opportunities mean that the next owner is not simply purchasing an exceptional home as it stands today, but potentially a property with the ability to evolve even further.

Aston Rowant

Set within the sought-after village of Aston Rowant, The Barn enjoys an enviable position within the Chiltern landscape.

The village provides a wonderful combination of community, character and countryside, with beautiful rural surroundings and an abundance of opportunities for walking and enjoying the outdoors.

The Chiltern Hills provide a spectacular backdrop to everyday life, while the property's position gives excellent access to the surrounding villages, Oxfordshire and Buckinghamshire.

For commuters, the area's road connections provide convenient access towards Oxford, London and the wider Thames Valley, whilst those looking for a quieter lifestyle can enjoy the extensive countryside immediately surrounding the village.

Location, Schools & Lifestyle

The Barn enjoys a particularly enviable position within the heart of Aston Rowant, a highly regarded Chiltern village offering the rare combination of beautiful countryside, village community and excellent connectivity.

For families, the location is especially appealing, with Aston Rowant C of E Primary School located within the village on School Lane, providing a wonderful opportunity for younger children to attend school within the local community.

For secondary education, Lord Williams's School in Thame is particularly convenient. Aston Rowant is within the school's designated area and is one of the villages whose primary school is part of the school's feeder partnership.

Lord Williams's provides secondary education and sixth-form provision for pupils aged 11–18, with both its Lower and Upper School sites located in Thame.

Thame

The historic market town of Thame is approximately five miles from Aston Rowant, providing an excellent range of everyday amenities, independent shops, cafés, restaurants, pubs and services.

The town's historic centre and regular market create a vibrant community atmosphere, whilst providing the practical convenience of having many of life's essentials within easy reach.

For families, Thame also provides access to a broad range of schools, sports facilities, leisure opportunities and community amenities.

The proximity of Thame means that residents of The Barn can enjoy the peace and character of village life without feeling removed from the conveniences of a thriving market town.

Oxford

Despite its wonderfully rural and peaceful setting, Aston Rowant is also remarkably well positioned for access to Oxford, which lies approximately 14 miles away.

This makes The Barn particularly attractive to those looking for a countryside lifestyle while retaining convenient access to one of the UK's most internationally recognised cities.

Oxford offers world-renowned educational institutions, major employers, cultural attractions, restaurants, shopping and an extensive range of leisure facilities.

London & The Wider Region

The property's position also provides excellent access towards the wider Thames Valley and London, making it particularly attractive to buyers seeking a rural base without sacrificing connectivity.

The surrounding Chiltern countryside offers an abundance of walking and cycling routes, while nearby towns and villages provide a comprehensive range of day-to-day amenities.

For those who value space, countryside, character and connectivity, The Barn occupies an unusually strong position.

At a Glance

Aston Rowant C of E Primary School — within the village

Lord Williams's School, Thame — Aston Rowant is within the school's designated area and has feeder-primary status.

Thame — approximately 5 miles

Oxford — approximately 14 miles

Watlington — approximately 4 miles

Princes Risborough — approximately 6 miles

High Wycombe — approximately 9 miles

Henley-on-Thames — approximately 10 miles

London --- approximately 35 miles from central London Junction 6 M40