TOP OF THE TREE A beautiful blend of cottage character and modern comforts can be found in this most impressive abode, an attractive home that s so ea

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1 Garvestone Norfolk

2 TOP OF THE TREE A beautiful blend of cottage character and modern comforts can be found in this most impressive abode, an attractive home that s so easy to live in, a glorious setting on a quiet country road. Close to amenities but wonderfully private, the gardens are lovely with a tranquil feel. If you re after a home that s spacious and modern but with heaps of personality, this one s the real deal!

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5 An impressive Modern Family Residence enjoying an Edge of Village Location Four Bedrooms; Two Bathrooms Two Receptions Spacious Kitchen with Separate Utility High Specification found throughout with an Air Source Heat Pump, Aga Wood Burner, Ceramic Floor Tiles, Oak Internal Doors and Full Double Glazed Units Single Garage; Additional Parking for Several Vehicles Wonderful Walks on your Doorstep; Superb Village School Easy Access to A11 and A47, the towns of Dereham and Wymondham and villages of Mattishall and Hingham The Accommodation extends to 1,887sq.ft Energy Rating: C A modern property but built in an authentic cottage style, the attention to detail in this home carries throughout the house and gardens, and speaks of quality and care throughout. Country Chic As soon as the owners pulled up outside to view what is now their home, they fell for the attractive property: We loved the traditional cottage-style exterior and the peaceful location down a quiet country lane, they smile. As the property was a new build, they didn t have to worry about doing any work to it (neither will the purchaser everything has been very well looked after) but they were able to have some input into the finish, choosing a number of upgrades. We had a wood burner installed, asked for extra kitchen units and sockets, bought a range cooker which may stay with the property, as well as opting for a P shaped bath with shower, they explain. They loved the way in which the builders chose to finish the property itself, with lovely wooden skirting, architraves and doors, plus a brick built fireplace with beautiful oak mantle, all of which add to the country cottage feel. In Space And Comfort The whole house has a welcoming and friendly feel to it and the owners find the bright and airy rooms wonderfully relaxing. Their family love coming here and the owners always enjoy hosting them. We like having a separate formal dining room where we can seat eight very easily, but there is space in the kitchen for a table, or you could have one by the French doors to the rear of the sitting room, so it s very versatile. We ve hosted many a long Sunday lunch and Christmas dinner in the dining room here. In summer the sitting room doors open wide to let fresh air flow through the house, and the insulation keeps it cool on hot days, while in winter it remains cosy with the underfloor heating too. In late spring and autumn, we often light the fire on cold evenings and it s beautiful, the owners smile.

6 Total Tranquility The garden here is easy to care for. At the front, there s parking for five or six cars, which is great when the owners have all the family coming over. There are fruit trees in the front apple, pear and plum. The owners grow grapes very successfully with a vine on a south-facing wall: Norfolk is said to be one of the driest parts of the country and we ve certainly noticed the difference since moving here, they smile. They encourage wildlife to make a home in their garden, feeding the birds and having a nesting box on the oak tree. They see many different birds here, as well as pheasants and deer in the fields around. The roads are quiet so it feels a world away from the rat race and we ve enjoyed the slower pace of life and sense of relaxation. Exploring The Area If you like walking or if you have dogs, you ll love it here. Within the village there are a number of circular walks, so you don t even need to get in the car. But if you do want to go a little further afield, you re not far from the coast. Within the village itself, residents benefit from several amenities, including a wellregarded primary school and a village hall where they have film nights with a bar, plus keep fit classes and more. It s also useful having regular visits from the mobile library and from the Post Office van. It doesn t take long to get out on either the A47 or A11, especially once you know the back roads, laugh the owners, So we honestly feel we have the best of both worlds here. The Accommodation You take in the impressive front elevation of the cottage, before moving through the front door, which is recessed beneath a porch. Main Reception Hall Directly in front of you are twin storage cupboards, whilst to your right stairs rise to the first floor. Sitting Room Running the full depth of the home, affording a fabulous double aspect, the sitting room is set around an impressive fire place with a wood burner set within. French doors afford access out to the rear gardens. The room is sufficiently large enough to incorporate a combined sitting and dining room if required. Accessed off both the sitting room and the main reception hall is the

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9 Breakfast Kitchen Sufficiently large enough to incorporate a table if required, the kitchen is located to the rear of the home, with twin windows affording views of the garden. Cabinets can be found to three aspects contrasting beautifully with the darker work surfaces found over. Found within the work surfaces is a ceramic sink unit, whilst there is also a freestanding range with stainless steel splash black and extractor hood above. Underfoot you notice the tiled flooring, with a door giving way to the separate Utility Room Here you have a continuation of the cupboards, cabinets and work surfaces. This time with a stainless steel sink unit. There is plenty of space available for whole range of white goods, with the current owners incorporating a washing machine, a dishwasher and a large fridge freezer. You have a continuation of the tiled flooring underfoot, whilst a door offers external access out to the rear gardens. Also accessed off the main reception hall, you discover the ground floor WC, along with the Dining/Study A versatile space it can be used for a number of different purposes. It is located to the front of the home, where a large window provides light as well as views of the drive. The first floor accommodation consists of Four Double Bedrooms The master bedroom has its own en suite shower room. The white three piece contrasts beautifully with the floor tiles, whilst you also notice the large heated towel rail. The three remaining double bedrooms, each with built in wardrobes are serviced by the Main Bathroom Which consists of a white three piece suite, with WC, washbasin and a large bath with overhead shower attachment and glass screen. Once again the suite contrasts beautifully with the floor and wall tiles, whilst a glazed dormer window provides natural light from the rear of the house. All bedrooms are accessed off a spacious landing with a dormer window to the front elevation providing plenty of natural light. The Grounds Situated on a country lane to the outskirts of the village of Garvestone, access is onto a shingle drive which leads through a five bar timber gate. The driveway provides off street parking for several vehicles, whilst also leading directly to a single garage. The majority of the front garden is dominated by its shingle drive, however there is area of lawn with a selection of semi mature fruit trees. The front garden is bordered from the road via post and rail fencing, however there is a strip of lawn beyond the post and rail which includes an ash and an oak tree. Access to the rear garden can be found to either side of the home and are enclosed via picket fencing. The south facing rear garden is enclosed via close bordered fencing and is laid mostly to lawn with garden beds found to its perimeters. Three mature silver birch can be found in the garden, whilst there is also a rear terrace leading off the sitting room.

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13 Agents notes: All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. * These comments are the personal views of the current owner and are included as an insight into life at the property. They have not been independently verified, should not be relied on without verification and do not necessarily reflect the views of the agent. Printed

14 On The Doorstep There is easy access to the market town of Dereham with a large range of supermarkets, including two superstores, a newly constructed leisure centre, a good range of shops, library, cinema, hotels and restaurants. You also have easy access on to main trunk roads into Norwich, Kings Lynn and out of county areas. How Far is it To? Garvestone lies approximately 17.5 miles south east of Fakenham and 15.5 miles west of Norwich. Often described as the Gateway to the north Norfolk coast, the thriving market town of Fakenham has the famous Fakenham Race Course, Pensthorpe Waterfowl Park and The Thursford Collection right on its doorstep. For more information go to: www. fakenhamweb.co.uk, while the Cathedral City of Norwich offers a wide range of cultural and leisure facilities and a variety of good schools both in the public and private sectors. Norwich also has its own main line rail link to London Liverpool Street and an international airport. Directions Leave Norwich on the B1108 Watton Road proceeding through the village of Barford. Upon reaching Kimberley follow the signs to your right on to the B1135. Continue through the village of Hardingham and upon reaching Garvestone take the first turning on your right into Town Lane. Continue over the railway line, whereby the property can be found shortly after on your right hand side clearly signposted with a Fine and Country For Sale Board. Services Air Source Heat Pump, Mains Water, Private Drainage via Treatment Plant Breckland District Council Norfolk Country Properties. Registered in England and Wales No Registered Office - 15B Regatta Quay, Key Street, Ipswich, Suffolk IP4 1FH copyright 2016 Fine & Country Ltd.

15 FINE & COUNTRY Fine & Country is a global network of estate agencies specialising in the marketing, sale and rental of luxury residential property. With offices in the UK, Australia, Egypt, France, Hungary, Namibia, Portugal, Russia, South Africa, Spain, The Channel Islands, United Arab Emirates and West Africa we combine the widespread exposure of the international marketplace with the local expertise and knowledge of carefully selected independent property professionals. Fine & Country appreciates the most exclusive properties require a more compelling, sophisticated and intelligent presentation - leading to a common, yet uniquely exercised and successful strategy emphasising the lifestyle qualities of the property. This unique approach to luxury homes marketing delivers high quality, intelligent and creative concepts for property promotion combined with the latest technology and marketing techniques. We understand moving home is one of the most important decisions you make; your home is both a financial and emotional investment. With Fine & Country you benefit from the local knowledge, experience, expertise and contacts of a well trained, educated and courteous team of professionals, working to make the sale or purchase of your property as stress free as possible. 6

16 Fine & Country Tel: +44 (0) Bank Plain, Norwich, Norfolk NR2 4SF