Detached 4 /5 bedroom family house with over 3300 sq ft & annexe potential. 22 Robbery Bottom Lane, Oaklands, Welwyn, AL6 0UW

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1 Detached 4 /5 bedroom family house with over 3300 sq ft & annexe potential. 22 Robbery Bottom Lane, Oaklands, Welwyn, AL6 0UW

2 22 Robbery Bottom Lane, Oaklands, Welwyn, AL6 0UW This generously sized detached family house of circa 3317 sq ft is situated in a popular turning within easy reach of the local shops and transport links. The flexible accommodation benefits from underfloor heating throughout together with double glazed windows and doors. Arranged on 3 levels, this generously proportioned family house is approached via a deep central hall and comprises: Entrance hall, cloakrooms, 3 reception rooms, kitchen, games room, utility room and gym, 4 double bedrooms, all with en-suite bathrooms. Outside there is a tiered rear garden, front garden, double garage with workshop and driveway parking for several vehicles. The Oaklands area is situated just north east of the village of Welwyn village and enjoys wonderful bordering woodland along with some fine country walks. With excellent quality housing stock & a number of private residential turnings, the area boasts a parade of shops that include a sub post office, general convenience store, flower shop, butcher & junior/mixed infant school. The picturesque village of Welwyn is steeped in history & just over a mile away. Located on the banks of the river Mimram, the village comprises some great pubs, good restaurants, historic cottages, a hidden manor house, ancient ford & the Old Roman Baths. Welwyn Garden City is approximately 4 miles south & has a number of leisure facilities including a shopping centre with the John Lewis department store. The area has excellent road and rail links in the nearby villages of Knebworth & Digswell which are approximately a 5 minutes car journey away. Price 825,000 Freehold

3 Proximity The following times and distances are approximate as a guide only London Kings Cross (32 minutes via rail) Hertford (The county town) 6.8 miles St Albans just over 14 miles M25 14 Miles Luton airport just over 14 miles Stansted airport (27 miles) A1M Junction (6) less than a mile away Heathrow airport (37 miles) The accommodation is arranged as follows: Attractive double width timber doors with decorative glazed panels to: Entrance hall This welcoming approach to the accommodation has Oak flooring, ornate cornice to ceiling, ceiling spotlights, dado rail, useful storage cupboard and doors to: Dining room 13'9 x 13'5 (4.19m x 4.09m) This well proportioned room has Oak flooring, ornate cornice to ceiling, ceiling spotlights, dado rail, telephone point and French doors to front leading to balcony. Family room/snug 14'7 x 12'9 (4.45m x 3.89m) A cosy and versatile space, again with Oak flooring, ornate cornice to ceiling, ceiling spotlights, dado rail, satellite aerial socket and opening to: Kitchen 15'7 x 12'8 (4.75m x 3.86m) Fitted with a range of Oak wall and base units with roll top working surfaces above, breakfast bar with seating for 4 people and inset 1½ bowl acrylic sink with brass Victorian style mixer tap. There is space for an American style fridge/freezer, dishwasher and range oven together with a stainless steel chimney style extractor fan above. A window overlooks the rear garden with a door leading to the patio and there are inset ceiling spotlights, porcelain floor tiles and door to entrance hall. Lounge 21'10 x 13'10 (6.65m x 4.22m) This good size space benefits from an attractive red brick Inglenook fireplace with Oak bressemer, tiled hearth and cast iron fire basket. There is coving to ceiling, dado rail, Oak flooring, ceiling spotlights, 2 wall mounted uplighters, TV & satellite aerial socket and French doors to rear garden. Cloakroom Fitted with a white suite comprising low level WC and wash handbasin inset into white vanity cupboard with brass Victorian style mixer tap. There is tiling to dado height, ceramic floor tiles and opaque window to rear. STAIRCASE FROM ENTRANCE HALL TO FIRST FLOOR Landing A good size, ½ galleried landing with coving to ceiling, dado rail, ceiling spotlights, airing cupboard, window to front and doors to: Bedroom 1 13'7 x 13'5 (4.14m x 4.09m) Double room with coving to ceiling, window to front, TV aerial socket, 2 wall mounted uplighters and door to:

4 Dressing area Inset ceiling spotlights, hatch to loft, fitted wardrobes with mirror front, further shelved cupboard and door to: En-suite bathroom 9'8 x 7'5 (2.95m x 2.26m) Fitted with a white suite comprising corner bath with brass victorian style taps, low level WC, shower with glass door and chrome wall mounted shower and wash handbasin inset into white vanity unit with mirror above. There are inset ceiling spotlights, fully tiled walls, ceramic floor tiles and an opaque window to side. Bedroom 2 13'8 x 11'8 (4.17m x 3.56m) With partly sloping ceiling and Dormer window to rear, coving to ceiling and door to: En-suite shower room 7'1 x 6'2 (2.16m x 1.88m) Fitted with a contemporary suite comprising corner shower with glass door and chrome wall mounted shower, low level dual flush WC and wash handbasin inset into a vanity unit with chrome monobloc mixer tap. There are inset ceiling spotlights, fully tiled walls, porcelain floor tiles and an opaque window to rear. Bedroom 3 12'8 x 11'3 (3.86m x 3.43m) With partly sloping ceiling and Dormer window to rear, coving to ceiling, TV aerial socket and door to: En-suite 7'1 x 4'10 Fitted with a modern white suite comprising low level dual flush WC, pedestal wash handbasin with black monobloc mixer tap and light and shaver socket above and shower with glass door and chrome wall mounted shower. There are fully tiled walls, porcelain floor tiles and inset ceiling spotlights. Bedroom 4 12'9 x 10'11 (3.89m x 3.33m) With partly sloping ceiling, walnut effect laminate flooring, coving to ceiling, inset ceiling spotlights, cream high gloss wardrobes and drawers, 2 Dormer windows to front and door to: En-suite shower room 7'2 x 5' (2.18m x 1.52m) Fitted with a white suite comprising low level dual flush WC, shower with glass door and chrome wall mounted shower and pedestal wash handbasin with chrome monobloc mixer tap. There are 2 floor standing high gloss vanity cupboards, wall light with shaver socket, fully tiled walls, ceramic floor tiles, ceiling spotlights and opaque window to side. STAIRCASE FROM ENTRANCE HALL TO LOWER GROUND FLOOR WITH POTENTIAL FOR SELF CONTAINED ANNEXE TO Entrance hall Accessed from the driveway with parquet style flooring, dado rail, understairs cupboard, ceiling spotlights and doors to: Games room 27'6 x 13'3 (8.38m x 4.04m) This fabulous space is currently being used as a games room and has a window to front, ceiling spotlights, vinyl flooring and TV aerial socket. Gym 12'4 x 10'6 (3.76m x 3.20m) Inset ceiling spotlights, extractor fan and plumbing for shower. Utility room Fitted with a range of wall and base units with roll top working surfaces above, tiled splashback and stainless steel single drainer sink with chrome taps. There is also space for a washing machine, tumble dryer and fridge/freezer along with a laundry chute.

5 Store room With vinyl flooring. Cloakroom Fitted with a white suite comprising low level WC and wall mounted wash handbasin with brass victorian style taps. There are ½ tiled walls to dado height and ceramic floor tiles. Double garage With up and over door, light and power, store room to rear with shelves and separate cupboard housing Megaflow hot water cylinder. There is a recently installed wall mounted Vaillant gas boiler proving for underfloor heating and domestic hot water. Viewing information BY APPOINTMENT ONLY THROUGH PUTTERILLS OF HERTFORDSHIRE, THROUGH WHOM ALL NEGOTIATIONS SHOULD BE CONDUCTED. TEL Disclaimer Putterills endeavour to maintain accurate depictions of properties in virtual tours, floor plans and descriptions, however, these are intended only as a guide and intended purchasers must satisfy themselves by personal inspection. Outside Rear garden This tiered rear garden has a deep patio with retaining wall and mature borders planted with a selection of trees and shrubs including Spirea, Viburnum, Laurel, and Hebe. There are steps up to a level lawn with central paved patio and timber balustrade. A timber fence bounds the garden and there is an outside tap, lighting and timber gate to side of property leading to: Front garden & driveway This deep front garden has a shaped lawn with borders planted with Hydrangea, Viburnum, Acer, Laurel and Spirea. The garden is bound by Laurel hedging and there is a shingle driveway affording parking for several vehicles which in turn leads to the double garage. Steps lead up to the property with attractive, contemporary glass and stainless steel balcony and and slate seating area.

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7 Energy Performance Certificate 22 Robbery Bottom Lane WELWYN Hertfordshire AL6 0UW Dwelling type: Date of assessment: Date of certificate: Reference number: Total floor area: Detached house 26 February February m² This home's performance is rated in terms of the energy use per square metre of floor area, energy efficiency based on fuel costs and environmental impact based on carbon dioxide (CO2) emissions. Energy Efficiency Rating Environmental Impact Rating (CO 2) Very energy efficient - lower running costs (92-100) (81-91) (69-80) (55-68) (39-54) (21-38) (1-20) A B Not energy efficient - higher running costs England & Wales C D E Current EU Directive 2002/91/EC Potential The energy efficiency rating is a measure of the overall efficiency of a home. The higher the rating the more energy efficient the home is and the lower the fuel bills will be. F G 66 England & Wales The environmental impact rating is a measure of a home's impact on the environment in terms of carbon dioxide (CO2) emissions. The higher the rating the less impact it has on the environment. Estimated energy use, carbon dioxide (CO 2) emissions and fuel costs of this home 72 Very environmentally friendly - lower CO 2 emissions (92-100) (81-91) (69-80) (55-68) (39-54) (21-38) (1-20) A B C D E Not environmentally friendly - higher CO 2 emissions F G Current 69 EU Directive 2002/91/EC Potential 74 You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. The website owner's copyright must remain on all reproductions of material taken from this website. Current Potential Energy use 185 kwh/m² per year 156 kwh/m² per year Carbon dioxide emissions 7.4 tonnes per year 6.1 tonnes per year Lighting 246 per year 126 per year Heating 842 per year 780 per year Hot water 169 per year 144 per year Based on standardised assumptions about occupancy, heating patterns and geographical location, the above table provides an indication of how much it will cost to provide lighting, heating and hot water to this home. The fuel costs only take into account the cost of fuel and not any associated service, maintenance or safety inspection. This certificate has been provided for comparative purposes only and enables one home to be compared with another. Always check the date the certificate was issued, because fuel prices can increase over time and energy saving recommendations will evolve. To see how this home can achieve its potential rating please see the recommended measures. Remember to look for the energy saving recommended logo when buying energy efficient product. It's a quick and easy way to identify the most energy efficient products on the market. For advice on how to take action and to find out about offers available to help make your home more energy efficient call or visit Page 1 of 5

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