Harleston

GROUND FLOOR

(5'1" x 3')( 1.55m x 0.91m) Light oak effect UPVC panelled front entrance door, with two leaded glazed top panels. Built in pine pew style seat with storage beneath it. Fitted carpet. Doorway to:

( 20'10" x 19'3" max, 11' min)( 6.35m x 5.87m max, 3.35m min) A bright, light, triple aspect "L " shaped, spacious room with north-west facing bow window and windows facing south-west and south-east. Coved ceiling. Two radiators with thermostatic valves. Ample power points. Doorway to the Staircase Lobby and sliding pine door to the Kitchen. Fitted carpet.

( 10'9" x 7'11")( 3.28m x 2.41m) South-west facing window, overlooking the courtyard garden. Coved ceiling. Fitted out with a range of white panel fronted units of base and wall cupboards, stack of drawers and open fronted shelved display wall unit, with light laminate worktops, deep tiled splashbacks and one and a half bowl stainless steel inset sink. Hotpoint four plate ceramic hob inset in worktop, with filter hood above and built in split level Hotpoint electric double oven. Under counter Bosch dishwasher and Servis fridge. Wall mounted Viesmann gas fired condensing combination boiler for hot water and central heating. Ceramic tile floor. Doorway to:

(4' x 3'2"( 1.22m x 0.97m) Coved ceiling. Ceramic tile floor. Obscure double glazed light oak-effect Upvc door to the Conservatory/Breakfast Room and pine door to the Cloakroom.

( 5'5" x 3'2")(1.65m x 0.97m) South-east facing obscure glazed window. Coved ceiling. White suite of close coupled w.c. and small handbasin with tiled splashback. Radiator with thermostatic valve. Pine double doors to high level cupboard housing electrical consumer unit. Ceramic tiled floor.

(8'2" max, 7'4" min x 7'4")( 2.49m max, 2.24m min x 2.24m) Facing south-west, south-east and north-east and of light oak- effect Upvc to sill height, with leaded double glazing above, with two opening windows and south-west facing double glazed door to the Courtyard Garden, under a double skin polycarbonate hipped roof. Pamment tile-effect laminate floor.

( 5'9" x 3'7")( 1.75m x 1.09m) North-west facing window to the front. Coved ceiling. Fitted carpet and carpeted staircase to the first floor. Pine ledged and braced door to:

( 19'9"max, into alcove, 16' to door x 9'3")(6.02m max, 4.88m min x 2.82m) Formerly part of the previous integral double Garage, with south-east facing double glazed timber French entrance doors from a brick weave forecourt. Emulsioned blockwork walls. Under-stair alcove. Laminate worktop with stainless steel single drainer inset sink with cupboard beneath and matching cupboard front to integrated refrigerator. Space and plumbing for washing machine. Ample power points. Wood plank-effect vinyl floor.

FIRST FLOOR

( 7'3" x 7'2")( 2.21m x 2.18m) South-east facing window. Radiator with thermostatic valve. Pine board floor. Glass panel pine double doors to the study/ occasional bedroom and pine door to:

(19'2" x 17'5" max, 12'11" min)( 5.84m x 5.31m max, 3.94m min) A large "L" shaped room with south-east facing window and coved ceiling. Radiator with thermostatic valve. Ample power points and television point. Pine board floor. Glass panelled door to built in over-stair wardrobe with pull-out wood unit with hanging rails. Access to roof space. There is ample space within this room to form an En-Suite Shower or Bathroom.

(10'4" to wardrobes x 7'8" max) (3.15m x 2.34m) South-east facing window. Coved ceiling. Radiator with thermostatic valve. Double pine doors to large built in wardrobe. Pine board floor and pine door to Inner Landing. This room is also ideal as a first floor Sitting Room, benefitting from the morning sun, or can be used as a Dressing Area or as an occasional Bedroom.

(12'8" x 3'7", 6'9" to alcove)( 3.86m x 1.09m, 2.06m to alcove). South-west facing fixed window. Coved ceiling. Radiator with thermostatic valve. Alcove recess, with desktop and two wall shelves above, forming a small office area. Fitted carpet.

( 11'4" max, 11' min x 10'2")( 2.45m max, 3.35m min x 3.1m) North-west facing window, overlooking the front garden with a view along Station Road. Coved ceiling. Radiator with thermostatic valve. Ample power points, television point and phone socket. Pine board floor.

(10'4" x 8'11" max, 6' min)( 3.15m x 2.72m max, 1.83m min) North-west facing window with a view along Station Road. Coved ceiling. Radiator with thermostatic valve. Ample power points and television point. Pine board floor.

(8'1" into shower cubicle x 5'7")(2.46m x 1.7m) South-east facing obscure glazed window. Coved ceiling, with extractor fan. Fully tiled walls to the shower area and behind the handbasin. White suite of traditional style close-coupled w.c., pedestal handbasin and bath- size walk-in shower cubicle, with glass side screen and chrome mixer shower from the hot water system. Chrome heated ladder towel rail. Wood plank effect vinyl floor.

(19'6" x 11')( 5.94m x 3.35m) Insulated metal up and over door. Whitened block/rendered walls and plasterboard ceiling with two light points and double power point.

To the north-east side of the house is a STORE SHED (8'9" max, 6'10" min x 4'10")(2.67m max, 2.08m min x 1.47m ), partly of brick/flint and partly timber weather board, under a low pitched roof, with a 4' (1.22m) wide door. To the front of the store shed is a COVERED AREA, for standing wheelie bins, and an ASPHALT DRIVE providing PARKING for one car. To the side of the drive is an old flint wall and an adjoining shingle PARKING SPACE for a second car. A brick-weave FORECOURT to the front of the garage and French entrance doors, provides PARKING for a third car.

The front door is approached via a handgate from Station Road, over the compact FRONT GARDEN, which includes a small lawn and assorted flowering shrubs, including a splendid ceanothus, with a GARDEN SHED at the end. A further wrought iron handgate leads into the delightful south-west facing WALLED COURTYARD GARDEN, paved, with a PERGOLA and ARCHWAY covered with clematis and climbers, and colourful tubs and planters. A timber screen handgate opens to the SHINGLE ENTRANCE DRIVEWAY and a door leads into the Conservatory/Breakfast Room.. The Courtyard is a perfect suntrap and provides an ideal space for alfresco dining and relaxing.

An Energy Performance Certificate is available for inspection at our office or can be downloaded from the GOV.UK website and the rating chart, giving a rating of "C"-74, is attached.

The property is Freehold, with vacant possession, and is in Council Tax Band D.

Mains water, electricity, gas and drainage are connected.

From Long Stratton, proceed along the A140 to Pulham roundabout, taking the left turn into the B1154, signed Pulham. Continue through the Pulhams and Starston to Harleston. Entering Harleston follow the road to the left, continue along Swan Lane and at the bottom turn left into the one-way system onto The Thoroughfare. Continue straight along leaving the one-way system and Station Road is the first turning on the left, where the property will be seen on the right hand side.

By appointment through our office on