Spruce Drive, Brandon

SITUATION & LOCATION Brandon is a small West Suffolk town situated in the heart of the Breckland and the Thetford pine forest. It has a range of shops catering for most day-to-day needs; churches; schools and other facilities including a modern sports complex. Brandon railway station is on the Norwich-Ely line; from Ely connections can be made to services to London, the Midlands and the North. The larger town of Thetford is only six miles away with a sports centre with an indoor swimming and leisure pool complex and a range of other sporting and social clubs and amenities  

ENTRANCE HALL With UPVC entrance door; radiator access to loft space with gas fired Combi boiler (serving central heating and domestic hot water); fitted carpet. 

LOUNGE/DINING AREA 19' 1" x 10' 9" (5.83m x 3.28m) Brick feature chimney breast (enclosed gas fire not in use); recess with storage cupboard and shelving, T.V unit with cupboards below; radiator; fitted carpet and curtains; UPVC sealed unit double glazed French doors leading to: 

SUN-ROOM/CONSERVATORY 8' 11" x 8' 1" (2.74m x 2.47m) Or Park brick construction with UPVC sealed unit double glazed windows and doors to rear garden (with vertical blinds) under an obscure tinted poly-carbonate roof; radiator; cushion flooring. 

KITCHEN 8' 0" x 6' 9" (2.46m x 2.06m) Well fitted with range of matching wall and floor cupboard units with work surfaces over incorporating single drainer stainless steel sink unit with mixer tap; built in electric oven and gas hob with integrated extractor over; integrated fridge and freezer; ceramic splash tiling; UPVC sealed unit double glazed window with vertical blinds; cushion flooring. Note the freestanding washing machine will be left at the property but not included as part of the lease or replaced if it breaks down. 

BEDROOM 11' 2" x 8' 8" (3.41m x 2.65m) Radiator UPVC still unit double glazed window with vertical blinds and curtains; fidget carpet; freestanding double wardrobe unit with inset drawers and mirror. 

SHOWER ROOM 8' 0" x 5' 4" (2.45m x 1.65m) Corner approach shower cubicle with plumbing shower and glass sliding doors, pedestal wash basin and W.C; chrome heated towel rail; UPVC unit double glazed window with roller blind; cushion flooring. 

OUTSIDE The front garden is screened by a low fence with a gate and mainly shingled for ease of maintenance. A driveway leads to the: 

GARAGE With up and over door; light and power; door to rear garden.

The rear garden is enclosed by fencing, paved and shingled with some shrubs and bushes. Within the garden there are different levels and some steps. 

RENT ADJUSTMENT FOR PET INCLUSION Where it is agreed that the landlord will allow a pet(s) as part of a tenancy, the advertised rent will be subject to an increase of £25.00 (Twenty Five Pounds) PCM. There is no guarantee that the Landlord will agree to accepting a pet or pets and where this might be considered full details of the pet(s) will be required for consideration.  

EPC RATING TBA 

COUNCIL TAX BAND A 

SERVICES Mains electric, water, sewerage and gas.
Gas central heating