ENTRANCE HALL
Front entrance door, tiled flooring, stairs leading to the first floor with shelving beneath, recessed ceiling lights, a radiator, and partially panelled walls.

SITTING ROOM 4.70m x 4.38m (15'5" x 14'4")
Ceiling coving, a ceiling rose, a hearth with a decorative fireplace, surround, and mantel, a TV aerial point, wall lights, and two radiators.

KITCHEN/DINER 4.86m max x 4.38m max (15'11" max x 14'4" max)
Fitted in 2025 with a range of wall and base units incorporating work surfaces, a kitchen peninsula with a Neff induction hob and ceramic sink unit, a Neff eye-level double oven, and an integrated dishwasher; plumbing and space for a fridge freezer; a pantry cupboard; recessed ceiling lights with dimmer controls; a vertical radiator and an additional radiator; oak laminate flooring; ceiling coving; and aluminium French doors leading to the garden.

WC
A combined two-in-one wash basin and toilet, an extractor fan, recessed ceiling lights, a storage cupboard, and plumbing for an automatic washer.

FIRST FLOOR ACCOMMODATION

LANDING
A charming first floor landing forming the original minstrels' gallery, with a curved balustrade overlooking the entrance hall below. Ceiling coving, fitted cupboard, fitted with a PIV (Positive Input Ventilation) unit, beneficial in older properties, helping to improve airflow, control moisture and reduce condensation.

BEDROOM 1 4.82m x 3.86m (15'9" x 12'7")
A fitted wardrobe to one wall, two radiators, a feature decorative cast-iron fireplace with the original hearth, ceiling coving, and a fitted shelved cupboard behind the fireplace.

BEDROOM 2 3.87m x 2.83m (12'8" x 9'3")
Fitted cupboards with overhead storage, radiator.

BATHROOM
A four-piece suite comprising a walk-in shower cubicle, a high-flush WC, and a freestanding slipper bath, along with a bespoke wash hand basin set on a quartz top with a cupboard beneath. Features include parquet flooring, part-tiled walls, a vertical radiator, ceiling coving, recessed ceiling lights, and an extractor fan.

OUTSIDE
A beautifully landscaped, south-facing walled garden, thoughtfully designed for both relaxation and entertaining, featuring a lawned area, well-stocked planted borders, raised beds and paved seating areas, together with a garden room/office with attached store, which is insulated, with electrics and double glazing, providing a comfortable and versatile year-round space.

ADDITIONAL INFORMATION
The current owner advises that the neighbouring property has a pedestrian right of access across part of the yard to and from Holme Road, with emergency access at all times, to be confirmed by Solicitors.

SERVICES
Mains water, electricity and drainage are connected, along with an air source heat pump providing energy-efficient, low-carbon heating and helping to reduce running costs. The property also benefits from owned solar panels with a 5kW battery storage system, offering improved energy efficiency, greater energy independence and potential reduced utility costs.

APPLIANCES
No appliances have been tested by the agent.