PROPERTY SUMMARY This beautifully styled and immaculately presented modern family home delivers contemporary living at its very best, having been constructed within the last ten years and combining high-quality finishes, thoughtful design, and a layout that works perfectly for modern lifestyles. The property also benefits from underfloor heating throughout the ground floor, enhancing both comfort and efficiency.

From the moment you step inside, the entrance hall sets the tone with sleek Karndean flooring, a striking modern wooden and glass staircase with matching balustrades, and an impressive run of sliding doors, some mirrored, providing extensive built-in storage for coats, shoes, and everyday essentials. A useful understairs cupboard adds further storage, while the Karndean flooring continues seamlessly through the hallway, study, utility room, and into the stunning kitchen and dining space, all served by the underfloor heating system.

The heart of the home is the exceptional open plan kitchen and dining room, designed to both impress and perform. Finished with white gloss base and wall units, quartz work surfaces, and a large central island, the kitchen is fitted with a range of integrated NEFF appliances including a fan oven, microwave, fridge freezer, dishwasher, and an induction hob with extractor positioned above the island. Pendant lighting over the island creates a stylish focal point, while sockets and points for a wall mounted TV enhance everyday practicality. Two sets of double glazed French doors, each with fitted blinds, open directly onto the garden, filling the room with natural light and creating a wonderful indoor-outdoor flow. One door currently incorporates a top-of-the-range programmable cat flap, with the original glazed panel retained should a buyer wish to revert.

A separate living room offers a comfortable and inviting retreat, featuring fitted carpet, blinds, magnetic bug screen, sockets and points for a wall mounted television, and the continued benefit of underfloor heating. The ground floor also includes a versatile study with Karndean flooring and blinds, ideal for home working, along with a well-appointed utility room fitted with white gloss base and wall units, sink, appliance spaces for both washing machine and tumble dryer, and a door providing internal access to the garage.

The downstairs WC is finished to a high standard with half-height tiling to two walls, wash basin with splashback, and quality sanitaryware and tiles from Porcelanosa, reflecting the consistent attention to detail found throughout the home.

Upstairs, the landing and bedrooms are fully carpeted, creating a warm and comfortable feel, with radiators serving all first-floor rooms. The main bedroom is a generous double with points for a wall mounted TV, blackout blind, magnetic bug screen, curtain pole, and a double radiator, complemented by a stylish en-suite shower room featuring a large walk-in shower, floating toilet with concealed flush, wash basin, chrome ladder-style heated towel rail, shaving point, and Porcelanosa tiling and sanitaryware.

A second double bedroom also benefits from its own en-suite shower room, fitted with a corner shower, toilet, wash basin with splashback, tiled flooring, shaving point, Porcelanosa finishes, and a double radiator.

Bedroom three is a further spacious double, and is fitted with a double radiator.

Bedroom four, another double currently utilised as a dressing room, features a single radiator. These two bedrooms are served by a modern family bathroom which includes a bath with shower and half screen, wash basin, toilet, chrome heated towel rail, shaving charging point, and complementary tiling.

The loft is accessed via a pull-down ladder and is equipped with lighting, plug points, and partial boarding, offering useful additional storage.

Outside, the rear garden is a true showstopper, designed in a contemporary Mediterranean style and featuring three large palm trees, grape vines, an olive tree, and a fig tree, creating a striking and tranquil setting. A large paved pergola area incorporates an outdoor kitchen with sink and worktop, along with space for a barbecue and pizza oven, making it perfect for entertaining. Built-in seating surrounds a fire pit, while electric outdoor heaters, remote-controlled lighting throughout the garden, outdoor plug points, and a garden tap complete this exceptional space.

To the front, the property enjoys smart up-and-down lighting, driveway parking, and a single garage with a remote-controlled electric door. 

LOCATION SUMMARY The Approach is a private, paved residential cul-de-sac comprising just four individual homes, creating a quiet, secure, and highly desirable setting within the sought-after village of Ruddington. This tucked-away position offers a strong sense of privacy and exclusivity, while still remaining in close proximity to the heart of the village and its wide range of amenities.

Ruddington is well known for its vibrant village centre, offering an excellent selection of independent shops, cafés, restaurants, pubs, and everyday conveniences, along with leisure facilities, parks, and green spaces that cater to a variety of lifestyles. The property is also conveniently placed for access to well-regarded local schooling, including St Peter's Junior School, making the location particularly attractive to families.

For commuters, the area benefits from close proximity to regular public transport services, including the Number 10 bus route, providing direct connections to surrounding areas and into Nottingham city centre, as well as convenient access to the A60. Road links are equally convenient, with easy access to the A52, A453, and M1 motorway network, making this an excellent base for those travelling further afield.

Offering a rare combination of a private cul-de-sac setting, village charm, and excellent connectivity, The Approach represents an ideal location for buyers seeking a peaceful residential environment without compromising on convenience or lifestyle. 

ENTRANCE HALL A welcoming and impressive entrance hall that immediately sets the tone for the rest of the home, featuring sleek Karndean flooring with the added benefit of underfloor heating and a striking modern wooden and glass staircase with matching balustrades. An extensive run of sliding doors, some mirrored, provides excellent built-in storage for coats, shoes, and everyday essentials, while a useful understairs cupboard offers additional practicality. The Karndean flooring continues seamlessly through to the utility room, study, and into the kitchen and dining space. 

OPEN PLAN KITCHEN AND DINING ROOM The heart of the home is this exceptional open plan kitchen and dining space, designed to combine style with everyday functionality and benefiting from underfloor heating. Finished with white gloss base and wall units, quartz work surfaces, and a large central island, the kitchen is fitted with a range of integrated NEFF appliances including a fan oven, microwave, fridge freezer, dishwasher, and an induction hob with extractor positioned above the island. Pendant lighting over the island creates a stylish focal point, while plugs and points for a wall mounted television add further convenience. Two sets of double glazed French doors with fitted blinds open directly onto the rear garden, allowing plenty of natural light and creating an excellent indoor-outdoor connection. One set of doors currently incorporates a top-of-the-range programmable cat flap, with the original glazed panel retained should a buyer wish to reinstate. 

LIVING ROOM A comfortable and inviting reception room offering a relaxing retreat from the main living space and benefiting from underfloor heating. The room features fitted carpet, blinds, a magnetic bug screen, and points for a wall mounted television, creating a cosy yet contemporary environment. 

STUDY A versatile ground floor room ideally suited to home working, finished with Karndean flooring and underfloor heating, along with fitted blinds, providing a quiet and flexible area away from the main living zones. 

UTILITY ROOM Fitted with white gloss base and wall units and complementary work surfaces, the utility room benefits from underfloor heating and incorporates a sink and spaces for both a washing machine and tumble dryer. A door provides internal access into the garage, adding everyday convenience. 

DOWNSTAIRS WC Finished to a high standard with half-height tiling to two walls, a wash basin with splashback, and quality sanitaryware and tiles from Porcelanosa. 

FIRST FLOOR LANDING Providing access to all first floor rooms, the landing is fully carpeted and creates a warm and comfortable feel. 

MAIN BEDROOM A generous double bedroom featuring fitted carpet, blackout blind, magnetic bug screen, curtain pole, points for a wall mounted television, and a double radiator. The room is complemented by a stylish en-suite shower room. 

EN-SUITE SHOWER ROOM (MAIN BEDROOM) Comprising a large walk-in shower, floating toilet with concealed flush, wash basin, chrome ladder-style heated towel rail, shaving point, and Porcelanosa tiling and sanitaryware, creating a sleek and contemporary finish. 

BEDROOM TWO Another well-proportioned double bedroom with fitted carpet, a double radiator, and its own en-suite shower room, making it ideal for guests or family members seeking additional privacy. 

BEDROOM THREE A spacious double bedroom, featuring fitted carpet, and a double radiator. 

BEDROOM FOUR A further bedroom, currently utilised as a dressing room, finished with fitted carpet and a single radiator. 

FAMILY BATHROOM A modern and well-appointed bathroom comprising a bath with shower and half screen, wash basin, toilet, chrome heated towel rail, shaving charging point, and complementary Porcelanosa tiling. 

LOFT SPACE Accessed via a pull-down ladder and equipped with lighting, plug points, and partial boarding, providing useful additional storage. 

REAR GARDEN A standout feature of the property, designed in a contemporary Mediterranean style and incorporating three large palm trees, grape vines, an olive tree, and a fig tree. A large paved pergola area includes an outdoor kitchen with sink and worktop, along with space for a barbecue and pizza oven. Built-in seating surrounds a fire pit, while electric outdoor heaters, remote-controlled lighting, outdoor plug points, and a garden tap complete this impressive entertaining space. 

FRONT AND GARAGE To the front, the property benefits from smart up-and-down lighting, driveway parking, and a single garage with a remote-controlled electric door.  

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DISCLAIMER Money Laundering Regulations: Tristram's ask intending purchasers to produce identification documentation. Any delay in receiving this information may cause a delay in agreeing a sale.

Measurements: The room sizes are approximate and are only intended as a guide to the size of the property. We would advise you to verify any measurements that you may require.

Services: Please note Tristram's do not test services, any equipment or appliances in the properties that we market, therefore we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

These particulars are issued in good faith as a guide to prospective purchasers, they do not constitute representations of fact or form part of any offer or contract. The particulars of any property we market should be independently verified by prospective buyers. Neither Tristram's Property Services Ltd nor any of its employees or agents has any authority to make or give any representation or warranty whatsoever in relation to this property. Tristram's has not sought to verify the legal title of the property and the buyers must obtain verification from their solicitor.

While we endeavour to make our sales particulars as fair, accurate and reliable as possible, they are only a general guide for prospective purchasers, therefore if there is any point which is of a particular importance to you, please contact the office and we will be pleased to look into this for you.