Refined countryside living in Tilney cum Islington

GUIDE PRICE: £400,000 to £425,000

A brand-new four-bedroom home combining generous, well-considered living space with an energy-efficient specification and an attractive outlook across neighbouring fields. Designed very much with modern family life in mind, the house balances sociable open-plan living with the benefit of a separate sitting room, while its west-facing rear garden makes the most of the afternoon and evening sun.

At the heart of the home is the kitchen and dining room, a naturally sociable space with an island and breakfast bar, solid-surface worktops and a range of integrated appliances. Bi-fold doors open directly onto the porcelain-paved terrace and garden beyond, creating an easy connection between inside and out and providing a particularly appealing setting for entertaining during the warmer months. The adjoining utility keeps the practicalities of everyday life neatly separate, while the sitting room provides a more relaxed space away from the main hub of the house.

Upstairs are four bedrooms, giving the flexibility required for family life, guests or working from home. The principal bedroom benefits from its own en-suite, with the remaining bedrooms served by the family bathroom. The specification continues with carpet to the bedrooms and landing, oak internal doors and an oak handrail with glass balustrade, adding a smart contemporary finish.

Energy efficiency has also been given proper consideration. An air source heat pump serves the home, with underfloor heating across the ground floor and radiators upstairs, complemented by a predicted EPC B energy rating. Outside, the west-facing rear garden is laid to lawn with planting and enjoys open field views, while the terrace provides an obvious place for outdoor dining. To the front, a gravelled driveway provides off-road parking alongside the integral garage, with an EV charging point adding another useful modern-day feature.

With its combination of four-bedroom accommodation, practical family spaces, energy-conscious specification and a west-facing garden overlooking fields, this property offers the benefits of a newly built home in a setting that feels distinctly removed from a conventional development.

SPECIFICATION
The property has been thoughtfully designed and specified to offer the comfort, practicality and efficiency expected of a modern new home. The specification combines low-maintenance external finishes with a smart, understated interior designed for everyday family living.

External Finishes and Construction

• Antique style brick elevations with a grey concrete pan tiled roof

• Black uPVC fascias, soffits, guttering and downpipes

• Claystone uPVC double-glazed windows

• Black composite entrance door

• Claystone aluminium bi-fold doors opening from the kitchen/dining room

• Black aluminium roller garage door

• Gravelled driveway providing off-road parking

• Porcelain paved patio and pathways

• Turfed garden areas with planting

• Close-board panel fencing with concrete posts

• External lighting and outside water tap

• EV charging point

Kitchen and Utility Rooms

• Fitted kitchen cabinetry with Solid-surface worktops

• Central island incorporating breakfast bar

• Stainless steel sink and tap

• Glass splashback

• Chrome handles and ironmongery

• Bosch or AEG oven

• Bosch or AEG hob

• Bosch or AEG extractor

• Integrated fridge/freezer, dishwasher and waste bins

• Complementary utility room

Internal Finishes

• Air source heat pump heating system

• Underfloor heating throughout the ground floor

• Wall-mounted radiators to the first floor

• Luxury Vinyl Tiled flooring to reception spaces, kitchen, utility and bathrooms

• Carpet to bedrooms and landing

• Oak internal doors

• Oak staircase handrail with glass balustrade and softwood strings

• Contemporary skirting boards and architraves

• Stainless steel internal ironmongery

• White electrical sockets

• Television, telephone and broadband points to the sitting room

• Smoke detection system

Bathrooms, En-Suites and Cloakrooms

• Contemporary sanitaryware

• Chrome taps and bath fittings

• Chrome mixer shower fittings

• Chrome and glass shower enclosure

• Wall tiling

• Heated towel rails

• Mirrors

Warranties & Guarantees

• Build-Zone 10 Year Warranty.

• Central heating, appliances and Fenestration Guarantees

TILNEY CUM ISLINGTON
A peaceful village surrounded by expansive fields, Tilney cum Islington offers the best of rural living with excellent access to nearby towns and amenities.

Neighbouring Tilney St Lawrence, just three miles away, adds to the appeal with its well-connected location and strong community spirit. Positioned at a crossroads, Tilney St Lawrence provides easy access to Cambridgeshire, Lincolnshire, and Norfolk towns, all within a 20-minute drive. The village offers daily conveniences, including The Family Store, a local pub, and a post office housed in the village hall. With a church and a playground, it’s a great spot for families. For nature lovers, countryside walks to Terrington St. John or along Smeeth Lode towards Wiggenhall St. Mary provide the perfect escape.

King’s Lynn, a historic town just a short journey away, offers even more. Its rich heritage, reflected in the historic quarter, blends with modern attractions like independent shops, restaurants, and the WhataHoot distillery. Commuters can also take advantage of easy connections, Watlington station is a 10-minute drive, providing a direct route to London.

With coastal retreats like Sandringham, Heacham, and Hunstanton nearby, as a resident of Tilney cum Islington you may enjoy the serenity of rural life paired with easy access to city, coast, and countryside.

SERVICES CONNECTED
Mains electricity and water. Drainage via treatment plant. Heating via air source heat pump, underfloor heating to ground floor and radiators to first floor.

COUNCIL TAX
Band to be confirmed.

ENERGY EFFICIENCY RATING
B-Rated EPC Prediction.

TENURE
Freehold.

LOCATION
What3words: ///remind.starlight.unique

AGENT’S NOTE
Some images used have been virtually staged to show how the property could look once furnished and are for representative purposes only.

WEBSITE TAGS
new-homes

Disclaimer

These particulars are provided as a guide only and do not form part of any offer or contract. Sowerbys and its representatives have no authority to make or give representations or warranties. All descriptions, measurements, photographs and plans are for guidance only and should not be relied upon as statements of fact. Buyers should satisfy themselves as to the accuracy of the information through inspection or professional advice. Services, appliances and equipment have not been tested and no warranty can be given as to their condition. Planning permissions, building regulations and other consents should be verified by the buyer’s legal adviser. In accordance with Anti-Money Laundering regulations, proceeding buyers must complete a digital ID check through our compliance partner. A charge of £48 including VAT per sale or purchase applies. Leasehold buyers should confirm ground rent, service charges and lease details with their legal adviser.