Birch Street, Nayland, Suffolk

Timber door with obscured glazed panel opening to:

DINING ROOM: 11' 11" x 11' 7" (3.65m x 3.55m) With sash window to front, an array of exposed timbers and studwork, eight-foot ceiling heights and brick fireplace with hearth (presently sealed), recessed book shelving and opening to:

SITTING ROOM: 14' 1" x 10' 4" (4.31m x 3.16m) A charming principal reception room with pamment brick flooring, wealth of exposed ceiling and wall timbers, sash window to front and brick fireplace with inset wood burning stove.

KITCHEN: 11' 0" (8' 1") x 11' 6" (3.36m (narrowing to 2.47m) x 3.51m) A bespoke, marbled limestone topped fitted kitchen comprising a matching range of soft close, oak lined base units, oak lined pan drawers, corner carousel unit and upstands above. The focal point of the kitchen is a three door Rangemaster oven with five ring ceramic hob over and integrated appliances including a Liebherr integrated fridge, a Siemens dishwasher and Siemens washer/dryer. Ceramic butler sink unit with mixer tap above, integrated waste/recycle disposal and limestone tiled flooring throughout. Door with suffolk latch opening to staircase rising to first floor, door to useful understair storage recess with fitted shelving and opening to:

REAR HALL: 7' 7" x 3' 0" (2.33m x 0.92m) With limestone tiled flooring throughout, door to outside and further door with suffolk latch opening to store room with useful fitted shelving.

FAMILY BATHROOM: 9' 6" x 6' 7" (2.92m x 2.02m) Fitted with Gerebit ceramic WC, wash handbasin within a traditional styled base unit, walk-in double width shower with both mounted and hand-held shower attachment. Free standing roll-top bath with claw feet, wall-mounted heated towel radiator and Yorkshire sash window to rear. Limestone tiled flooring throughout.

First floor

LANDING: 13' 5" x 9' 5" (6' 9") (4.10m x 2.88m (narrowing to 2.06m)) With sash window to rear elevation affording views across the private, well-screened rear gardens. Enjoying a wealth of exposed timber and studwork, hatch to loft and double doors to linen store housing water cylinder with useful fitted shelving.

BEDROOM 1: 12' 4" x 11' 2" (3.77m x 3.41m) With sash window to front elevation, exposed wall timbers and door to recessed wardrobe with hanging rail.

BEDROOM 2: 11' 5" x 11' 1" (3.49m x 3.38m) With sash window to front elevation, extensive range of bespoke fitted wardrobes and shelving, excellent ceiling heights and exposed timberwork.

BEDROOM 3: 12' 2" x 10' 3" (3.73m x 3.13m) With three-window range to rear affording views across gardens, door to recessed fitted wardrobe with rail. Further oak door with Suffolk latch opening to:

EN-SUITE CLOAKROOM: 4' 0" x 2' 8" (1.24m x 0.83m) Fitted with ceramic WC, wash handbasin with half height tongue-and-groove panelling and patterned tiled flooring.

Outside The property is located on the picturesque Birch Street situated within walking distance of the centre of the village with its range of facilities and amenities including public house, post office, dentist, hairdressers, village shop with deli and riverside walks.

The gardens are arranged via a porcelain tiled terrace with an expanse of lawn beyond, flourishing border planting and a fence line border to side and rear. The gardens are enhanced by a number of timber framed external stores and enjoy a sunny aspect benefitting from the west facing sun to the side. Providing considerable privacy, the property further benefits from gated access to a side passageway leading directly to Birch Street.

AGENTS NOTE: Planning permission has been approved for the erection of a single storey rear extension, application reference number DC/22/03839.

TENURE: Freehold

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

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

WHAT3WORDS: ///olive.crackling.lawfully

LOCAL AUTHORITY: Babergh District Council, Endeavour House, 8 Russell Road, Ipswich, IP1 2BX (0300 1234000). BAND: D.

BROADBAND: Up to 900 Mbps (Source Ofcom).

MOBILE COVERAGE: EE, Three, O2 & Vodafone (Source Ofcom).

VIEWING: Strictly by prior appointment only through DAVID BURR.