Nayland, Colchester, Suffolk

Panel glazed timber door opening to: 

SITTING ROOM: 11' 11" x 11' 10" (3.64m x 3.62m) With double hung sash windows to front, stripped pine flooring and a central brick fireplace with inset electric fire. Original skirting, recessed corner storage and open fronted bookshelves. Opening to: 

INNER HALL: With staircase off rising to first floor. Step down to: 

KITCHEN: 11' 9" x 9' 8" (3.60m x 2.96m) Fitted with an extensive range of matching base and wall units with preparation surfaces over. One and a half sink unit with vegetable drainer to side, mixer tap over and panel glazed window to rear affording a southerly aspect with views across the rear gardens. Fitted appliances include an oven with grill above and four ring ceramic hob with extraction hood over, recently installed base level fridge/freezer, Logik dishwasher and washing machine/dryer. Centrally positioned recess with oak mantle over. Stripped wood effect flooring and full height open fronted shelving store. Opening to: 

REAR HALL: With half height panel glazed door to outside. Door to: 

GROUND FLOOR BATHROOM: 5' 10" x 5' 8" (1.78m x 1.73m) Fitted with ceramic WC, wash hand basin within a fitted base unit and bath with tiling above and shower attachment. Mirror fronted wall unit and obscured glass panel window to rear. 

First floor  

BEDROOM 1: 11' 11" x 11' 10" (3.65m x 3.63m) With double hung sash window affording an attractive aspect across adjacent properties including a Grade II* listed Whealdon Cottage. Extensive range of wardrobes and fitted skirting.  

BEDROOM 2: 11' 11" x 7' 8" (3.65m x 2.36m) With full height store room, fitted wardrobe with attached hanging rail and shelving above. Double hung sash window to rear affording a southerly aspect with views across the landscaped rear gardens.  

Outside The rear gardens are one of the property's strongest attributes with an externally positioned new boiler which was replaced in October 2023. The low maintenance, landscaped gardens are enhanced by border planting, a log store, decked seating areas, climbing plants and trees providing screening from the neighbouring properties. A paved walkway provides direct access to the foot of the garden with an: 

EXTERNAL STORE/HOME OFFICE: 11' 10" x 7' 11" (3.62m x 2.42m) With light and power connected and window to side. 

AGENTS NOTE: - An Aquabion was fitted to counteract the hard water within the area.

- The property benefits from a right of way across the neighbouring property and in turn, a neighbouring property has a right of access over land lying within the curtilage of 11 Birch Street. Please contact David Burr Leavenheath for further details.  

TENURE: Freehold 

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

TENURE: A holding deposit of one week's rent will be required to process an application for a Tenancy. One month's rent and 5 weeks security deposit will be payable prior to handover, the holding deposit will go towards this payment. Fees may be charged for late payment of rent and mislaid keys.  

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

WHAT3WORDS: ///compliant.else.boat 

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

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.