Nayland, Suffolk

Obscured panel glazed UPVC door opening to: 

ENTRANCE PORCH: (2.10m x 0.99m) With tiled flooring throughout, obscured glass windows to front and side, obscured panel glazed door opening to: 

ENTRANCE HALL: (1.86m x 1.41m) With staircase off rising to first floor, oak flooring and panel door to: 

SITTING ROOM: (4.51m x 3.96m) With picture window to front, four further casement windows, wood-effect flooring and fireplace with stone surround and inset multi-fuel burning stove with mantle above. Recessed book shelving to corner alcove and double doors to: 

DINING ROOM: (5.08m x 2.33m) Afforded a dual aspect with windows to front and side, hardwood flooring and serving hatch. 

KITCHEN: (3.32m x 2.76m) Fitted with a matching range of wood-effect soft-close base and wall units with worktops over and tiling above. Single sink unit with vegetable drainer to side, mixer tap over, separate drinking water tap and water softener. Picture window to rear affording views across gardens. Fitted appliances include a Neff oven with grill, four-ring hob and space and plumbing for fridge, freezer and washing machine/dryer. Door to useful under stair storage recess with terracotta tiled flooring. LED spotlights throughout. Plumbing as available for a dishwasher. Opening to: 

BREAKFAST ROOM: (2.69m x 2.36m) With stripped wood-effect flooring, serving hatch through to dining room and panel glazed double doors opening to: 

GARDEN ROOM: (2.48m x 2.37m) With glazed surround on three sides, tiled flooring throughout and French doors opening to rear terrace. A door to an adjoining store room provides a utility store. Further benefitting from light and power. 

CLOAKROOM: (1.81m x 1.04m) Fitted with ceramic WC and wash handbasin. Hardwood flooring. 

First floor  

LANDING: With hatch to loft (integrated extending ladder, the loft is fully boarded) and door to: 

BEDROOM 1: (3.85m x 2.79m) With picture window to rear affording elevated views across the rear gardens and River Stour distant. Twin recessed fitted wardrobes, central door opening to: 

EN-SUITE SHOWER ROOM: (2.40m x 1.46m) Principally tiled and fitted with ceramic WC, pedestal wash handbasin and fully tiled separately screened shower with chrome shower attachment. Wall-mounted heated towel radiator and obscured glass window to side. 

BEDROOM 2: (3.93m x 2.97m) With windows to front elevation and fitted wardrobes. 

BEDROOM 3: (3.69m x 2.37m) With window to rear affording views across the rear gardens and fitted wardrobe.  

BEDROOM 4: (2.93m x 2.36m) Afforded a dual aspect with windows to front and side, fitted wardrobe units.  

FAMILY BATHROOM: (1.91m x 1.68m) Fully tiled and fitted with ceramic WC, pedestal wash handbasin and bath with tiling above and shower attachment. Wall-mounted heated towel radiator and obscured glass window to side. 

Outside The property is situated on Birch Fall and offers a well-maintained lawned frontage with attractive border plants, hedging and a brick paved tandem driveway providing allocated off-street parking for approximately three vehicles. Bordered by a range of diverse and flourishing flowerbeds, evergreen and perennial planting and mature shrubs with a walkway continuing beside the property with gated access.

The rear gardens have been significantly developed and enhanced by the current owners with a central area of lawn bordered by brick walkways, border planting, a fish pond and raised seating area. Useful timber framed external store with light and power connected. 

SERVICES: Mains water, drainage and electricity are connected. Oil fired heating. NOTE: None of these services have been tested by the agent. 

EPC RATING: D. A copy of the energy performance certificate is available on request. 

LOCAL AUTHORITY: Babergh District Council, Endeavour House, 8 Russell Road, Ipswich, IP1 2BX ). BAND: E 

COMMUNICATION SERVICES (SOURCE OFCOM): Broadband: Yes, Ultrafast - Speed: up to 1,000 mbps download, up to 1,000 mbps upload
Phone signal: Yes - Provider: Likely, EE, O2, Three

NOTE: David Burr make no guarantees or representations as to the existence or quality of any services supplied by third parties. Speeds and services may vary and any information pertaining to such is indicative only and may be subject to change. Purchasers should satisfy themselves on any matters relating to internet or phone services by visiting
 

VIEWING: Strictly by prior appointment only through DAVID BURR. 

NOTICE: Whilst every effort has been made to ensure the accuracy of these sales details, they are for guidance purposes only and prospective purchasers or lessees are advised to seek their own professional advice as well as to satisfy themselves by inspection or otherwise as to their correctness. No representation or warranty whatsoever is made in relation to this property by David Burr or its employees nor do such sales details form part of any offer or contract.