Garras

Combines exceptional energy efficiency with generous living spaces, a flowing open-plan layout, and a highly desirable setting close to a well-regarded primary school. Custom-built by the current owners, every detail has been carefully considered to create a home that is both practical for everyday life and perfect for entertaining.

Step through the spacious entrance porch into a welcoming inner hallway, where access is provided to the cloakroom, kitchen, lounge, and the first floor. The ground floor layout has been thoughtfully crafted for modern family living. The dual-aspect lounge is an impressive space-light, airy, and wonderfully large-opening seamlessly into the dining area where a feature glazed bay floods the room with natural light and provides direct access to the garden. From here, the accommodation flows into the contemporary kitchen, offering excellent worksurface and storage space.

Upstairs, a galleried landing leads to four generous double bedrooms, ensuring space and privacy for the whole family. The master bedroom enjoys its own en-suite shower room, while the remaining bedrooms are served by the family bathroom.

Outside, there is parking for two vehicles to the front, while the enclosed rear garden is perfectly suited for children and pets, offering a safe, level, and private outdoor space. Established trees and shrubs provide greenery and interest, and additions including an outside tap, weather-resistant power sockets, and a garden shed ensure this space is practical. Gated access on both sides of the property adds further convenience.

With its flexible layout, excellent energy performance, and prime location, this outstanding home offers everything a modern family could wish for.

THE ACCOMMODATION COMPRISES (DIMENSIONS APPROX)

DOOR TO

ENTRANCE PORCH
2.51m x 1.65m (8'3" x 5'5")
A generous practical entrance porch with windows to front and both sides, door and side screen to

ENTRANCE HALL
With fitted carpet, stairs rising to first floor with understairs storage, door to kitchen, cloakroom and archway to the sitting area.

CLOAKROOM
1.24m x 1.04m (4'1" x 3'5")
With low level W.C. and wall mounted wash hand basin.

KITCHEN
4.29m x 2.97m (14'1" x 9'9")
Fitted with a range of contemporary base and wall units with work surfaces over and stainless steel one and a half bowl sink drainer with mixer tap, space and points for your choices of under counter appliances, Grant oil fired boiler, fitted electric oven with ceramic hob over ,filter and light above, window to front and archway to:

OPEN PLAN LIVING SPACE
The property enjoys a fantastic open plan living space with plenty of natural light and two access points to the rear garden. This space is versatile and flexible and would suit families at different life stages or suit those needing to work from home.

DINING AREA
7.32m (max) x 4.47m (24' (max) x 14'8")
With fitted carpet and radiator. A fabulous triple aspect space with lots of natural light with double doors accessing the rear garden, with double side screens and a feature window to the side as well as a further window to the other side aspect. This space flows into a

FLEXIBLE LIVING/SITTING SPACE
8.38m x 3.20m (27'6" x 10'6")
A dual aspect space with window to front and sliding doors to the rear garden. Archway back through to the entrance hall.

FIRST FLOOR

GALLERIED LANDING
With loft hatch offering access to the boarded loft with light and doors to various rooms.

MASTER BEDROOM
4.42m x 3.25m (14'6" x 10'8")
With fitted carpet, radiator, window to rear overlooking the garden and door to

EN SUITE SHOWER ROOM
2.21m x 1.85m (7'3" x 6'1")
With corner cubicle being tiled and housing chrome effect domestic hot water shower, low level W.C.., pedestal wash hand basin, chrome effect ladder style radiator and Velux style window.

BEDROOM TWO
3.81m x 3.23m (12'6" x 10'7")
With fitted carpet, radiator and window to front.

BEDROOM THREE
4.04m x 2.97m (13'3" x 9'9")
With fitted carpet, radiator and window to front.

BEDROOM FOUR
4.27m x 2.97m (maximum measurements) (14' x 9'9" (maximum measurements))
With fitted carpet, radiator and Velux style window to the rear.

FAMILY BATHROOM
2.24m x 1.88m (7'4" x 6'2")
With suite comprising of a bath with wall mounted chrome effect domestic hot water shower over, low level W.C., pedestal wash hand basin, chrome effect ladder style radiator and Velux style window to the front aspect.

OUTSIDE
To the front of the property is a gravelled area of off road parking suitable for several vehicles. There are pedestrian access gates to both sides of the property giving access to the rear garden which is level, enclosed and mostly laid to lawn offering a seating area, useful timber shed and borders stocked with mature shrubs and plants.

SERVICES
Mains electricity, water and private drainage. Oil fired central heating. Solar panels. Energy Efficiency Specification - The property benefits from 4 KW Photo voltaic solar panels which provide a quarterly cash income from the supplier via a Feed in Tarrif for generation of electricity until 2037 which is index linked and which will also offset electricity usage. Grant vortex boiler can be used with central heating and or water heating. The Gledhill cylinder benifits from 2 x tesla immersion coils which currently provide hot water in addition to solar pv. TG Supply master unit enables full separate control of the immersion heater via phone app enabling efficient fully controlable water heating. Hot water on demand (oil) or immersion costs offset by solar panel generation ( PV)

AGENTS NOTE
On completion of the sale of the property a management company will be formed and will deal with maintenance of the shared areas including drainage, we anticipate the costs for this to be in the region of £85 per annum.

ANTI-MONEY LAUNDERING
We are required by law to ask all purchasers for verified ID prior to instructing a sale

COUNCIL TAX
Council Tax Band E.

MOBILE AND INTERNET COVERAGE
To check the broadband and mobile coverage for this area, please refer to the attached details.

PROOF OF FINANCE - PURCHASERS
Prior to agreeing a sale, we will require proof of financial ability to purchase which will include an agreement in principle for a mortgage and/or proof of cash funds.