Butt Road, Colchester

Boydens are pleased to present this deceptively spacious and versatile family home, ideally located within close proximity to Colchester’s vibrant city centre and the picturesque Abbey Fields.

Originally constructed as a three-bedroom semi-detached property, this home has been thoughtfully extended over the years to offer significantly enhanced living accommodation. Notable additions include a versatile attic room—accessed via a concealed staircase from the master bedroom—and a well-proportioned one-bedroom annex, complete with a private entrance, wet room, and conservatory.

Upon entry, a charming stained-glass door leads into a welcoming hallway with stairs rising to the first floor and a built-in storage cupboard. To the right, a generously sized dual-aspect lounge/diner features two attractive bay windows, allowing for an abundance of natural light. The extended kitchen/diner offers ample worktop space and storage, making it ideal for family living and entertaining.

From the kitchen, a door leads to a rear lobby with access to the side of the property—perfect for private annex entry. This section includes a wet room, separate W.C., and a spacious room opening into a second kitchen with a rear-facing aspect. French doors from here lead into a bright conservatory, further enhancing the living space.

Upstairs, the property boasts two well-proportioned double bedrooms, both benefiting from dual aspects, and a single bedroom. The attic room provides excellent storage or potential for further development (subject to planning).

Externally, the property enjoys a mature rear garden predominantly laid to lawn, as well as a garage and driveway accessed via Errington Road.
While some modernisation would be beneficial, this property represents a solid and spacious family home in a desirable area, falling within the catchment of several well-regarded local schools.

Butt Road can be found to the south of Colchester within walking distance of Abbey Fields which during the summer months hosts a variety of social events. It is also situated within easy reach of Colchester's busy town centre and within walking distance of Hamilton School and the new Sainsbury's Express. The popular Crouch Street shopping parade with its diverse choice of designer shops, delicatessens, bars and restaurants are also nearby. Many schools of high repute, such as Philip Morant, The Girls High, and The Boys Grammar can easily be accessed from here. It is also ideally located for the commuter being only a short distance from Colchester North Station, which has a direct railway link to London's Liverpool Street and by road, the A12 is within easy reach.

ENTRANCE HALLWAY - 12'2'' x 5'3'' (3.7m x 1.6m)
LIVING ROOM - 24'2'' x 12'4'' (7.4m x 3.8m)
KITCHEN - 11'11'' x 15'6'' (3.6m x 4.7m)
HALLWAY - 8' x 3'4'' (2.4m x 1m)
W.C - 3' x 5'5'' (0.9m x 1.7m)
BATHROOM - 4'6'' x 6'5'' (1.4m x 2m)
SITTING ROOM - 14'10'' x 36'5'' (4.5m x 11.1m)
CONSERVATORY - 8'11'' x 11'7'' (2.7m x 3.5m)
LANDING - 12'2'' x 4'9'' (3.7m x 1.4m)
MASTER BEDROOM - 10'9'' x 16' (3.3m x 4.9m)
BEDROOM - 2 - 10'11'' x 11' (3.3m x 3.4m)
BATHROOM - 6'11'' x 7'2'' (2.1m x 2.2m)
BEDROOM - 3 - 7'10'' x 10' (2.4m x 3m)
LOFT ROOM - 19'9'' x 16' (6m x 4.9m)

AGENT NOTE-

Local Authority – Colchester City Council.

Broadband Availability –Ultrafast Broadband available with speeds of up to 100 Mbps (details obtained from Ofcom Mobile and Broadband Checker) – August 2025
Mobile Coverage - It is understood that the best available service in the area is provided by THREE with 87% performance. EE, O2 and VODAFONE all also cover the area with lower performance ratings. (details obtained from Ofcom Mobile and Broadband Checker) August 2025

Utilities - Mains Electric / Mains Gas Heating / Mains Water /Mains Sewerage.

Construction Type - We understand the property to be of Traditional Construction of brick.

Flood Risk - Data Taken from Gov.UK Flood Map – checked August 2025 - The property is at a Very Low risk of flooding.

Planning Applications in the Immediate Locality - Checked August 2025 - We are not aware of any planning applications in the immediate locality.

MONEY LAUNDERING REGULATIONS - Please be advised that all purchasers will need to adhere to current laws of money laundering and therefore will need to provide Boydens Estate Agents photographic identification and proof of residency identification before any transaction is started to comply with the legislation.