Kingsoak, Hitchin

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Birch House is a stunning four bedroom individual detached home accessed via a private road and situated in the picturesque location of Kingsoak, Hitchin. This off-plan property offers a perfect blend of modern living and countryside charm.

As you step inside, you are greeted by a spacious living room, an open plan kitchen/dining room ideal for entertaining guests or simply relaxing with your family and a separate study. This new build property provides you with the exciting opportunity to bespoke, allowing you to add your personal touch and create a space that truly reflects your style and preferences.

One of the highlights of this property is the breathtaking views over fields, offering a sense of tranquillity and a connection to nature that is hard to find within such a convenient setting.

Anticipated completion late 2024.

Overview -

Location & Situation - Located on the Southern outskirts of Hitchin, and accessed via a private road (Kingsoak), the development features two individual, architecturally designed homes with bespoke interiors which benefit from stunning views to the rear.

Hitchin Town Centre is within easy reach and features a comprehensive range of shops, facilities and other amenities.

The development overlooks the playing fields of the highly regarded Independent fee paying Kingshott School, and is within the catchment areas for excellent local Schools including the OFSTED “outstanding” rated William Ransom School (Primary), together with Hitchin Boys and Girls’ Schools (Secondary).

The location benefits from convenient road, rail and air transport links to the A1(M) (junction 8) at Stevenage (approx 2.3 miles), and mainline Railway Stations at Hitchin (approx 2 miles) and Stevenage (approx 4.2 miles) which connect to London and Cambridge with train journey times to each of approximately 35 minutes. London Luton Airport is approx 10 miles distant.

Accommodation - ON THE GROUND FLOOR:-
Entrance Hall
Cloakroom
Study
Living Room
Kitchen/Dining/Family Room
Utility/Boot Room

ON THE FIRST FLOOR:-
Landing
Bedroom One
En-Suite
Bedroom Two
En-Suite
Bedroom Three
Bedroom Four
Family Bathroom

EXTERNALLY
Two off-street parking spaces.

Floor Areas - Approx 224sqm/2,411sqft.

Specification -

Kitchen - * Professionally designed Kutchenhaus "Nobilia" German kitchen and utility room.
* Units in Navy, Dark Green or Concrete colour (option of unit colour choice if buyer committed early).
* Kitchen island with Neff venting hob and 200mm Expressions quartz worktop on island and kitchen worktops.
* Neff slide & hide oven, Neff combi-microwave, Neff N50 warming drawer, Neff 600mm wine cabinet, integrated full height fridge, integrated full height freezer, integrated 600mm dishwasher (fridge, freezer and dishwasher can be upgraded to Neff if preferred at buyer's cost).
* Blanco Etagon sink.
* Quooker PRO 3 black pull-out boiling water tap in kitchen.
* Fitting for pendant light over kitchen island (light-fitting not included)

Buyer can upgrade specification or change the colour of units if committed early. Any price increase will be payable upfront.

Utility - * Units in Navy, Dark Green or Concrete colour (option of unit colour choice if buyer committed early).
* Siemens washing machine & Siemens tumble dryer.
* Laminated worktop with Blanco Naya XL sink.
* Blanco Mila black mixer tap.

Buyer can upgrade specification or change the colour of units if committed early. Any price increase will be payable upfront.

Master En-Suite, Family Bathroom, En-Suite & Cloak - * Lusso Stone bathroom furniture and chinaware including white stone freestanding bath.
* Lusso Stone brassware - brushed stainless steel included (option to upgrade colour to brushed gold, chrome, matt black, rose gold, matte white if buyer committed early).
* Heated towel rails to en-suites and bathrooms.
* Large feature showers.
* Dual voltage shaver points.
* Wall and floor tiles.
* Power for backlit mirrors (mirrors/cabinets not supplied)

Buyer can upgrade specification or change the colour of the brassware if committed early. Any price increase will be payable upfront.

Heating, Lighting & Internal Finishes - * Air source heat pump heating system (aroTHERM plus 7kw + uniTOWER)
* Zoned underfloor heating system to ground and first floors.
* Low energy recessed LED downlighting throughout.
* Brushed chrome finished sockets and switches throughout (option to upgrade colour to stainless steel/brass if buyer committed early).
* Mains powered smoke and carbon monoxide alarms.
* High quality Amtico Spacia flooring throughout ground floor (floor coverings to stairs and first floor not included, except bathroom floor tiles) (option to upgrade flooring dependant on build stage).

Buyer can upgrade specification or change the colour of the sockets/switches if committed early. Amtico Spacia flooring range can be upgraded to Amtico Form or Amtico Signature if committed early. Any price increase will be payable upfront.

Garden & Patio Area - * Gravel driveways and paved footpaths
* Outside tap and electrical points.
* Planted front garden areas.
* Rear and front gardens laid to lawn.
* Paved patio area to rear garden.
* External lighting
* Smart EV charger

Windows & Doors - * Aluminium double glazed windows throughout (Rayneurs). Exterior frames in RAL Pebble Grey to front elevation; black on rear and side elevations. Black frames throughout (interior).
* Aluminium sliding doors to patio and balcony areas (Rayneurs)
* Aluminium cottage style front door (Hallmark) in RAL Pebble Grey.
* Video doorbell.

Balcony - * External balcony to master bedroom with paved terrace, external lighting and power. Glass balustrade.
* Juliet balcony to second bedroom

Warranty - A 10 year build warranty will be supplied, details available on request.

Service Charge - Private Road Service Charge - currently £720.00 per annum for maintenance of the private road, street lamps and gardening service.

Services - All mains services except gas are understood to be available for connection to the property.

Epc - Rated as B.

Viewings - By appointment with Norgans New Homes (tel: ).

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