The main accommodation with approximate internal measurements: - 50 sq mtrs (538 Sq Ft)

Vaulted Porch - with roof light plus feature lead window to side aspect.
uPVC front door which is half glazed

Half glazed uPVC front door, leads into:

Sitting Room 3.67m x 3.33m (12' x 10'9)
Window to the front aspect, chimney breast with recess housing the
electric storage heater. Stairs rising to the first floor.
Latch and brace door leads into: A new hatch has been created giving access to the cellar.

Kitchen/Breakfast Area 3.33m x 3.09m (10'9 x 10') max
2.58m x 1.65m (8'4 x 5'4) min
Window to the rear aspect. Range of lower cabinets, built in 4 ring
electric hob with oven below. Space and plumbing for under counter
washing machine and fridge freezer. Tall larder unit. Small hatch
door to cellar. Glazed door to:

Inner Hallway
Door leading out to the rear garden.
Door to:

Bathroom
Window to the rear aspect. Pedestal hand basin, close coupled WC,
panel bath, Triton power shower with adjustable shower head
above. Heated tower towel rail.

First Floor

Landing/Bedroom 2 3.33m x 3.09m (10'9 x 10'1) max
3.09m x 2.58m (10'9 x 8'4)min
Window to the rear aspect. Latch and brace door leads into:

Bedroom 1 3.67m x 3.33m (12' x 10'9)
Window to the front aspect. Airing cupboard housing the hot water
tank and shelves. New Partition wall divides close coupled W/c with small mounted hand basin.

Outside
The front garden is mostly laid to artificial lawn with neat flower boarders plus dropped curb with driveway allowing access for one car to be parked off road. There is a path to one side, which leads to a porch with front door. A further path leads to the side giving access to the rear of the property.
At the rear is a R.O.W to numbers 99 and 97 across 95. The partially enclosed, rear courtyard garden has a raised flowerbed and a steel shed and is mostly laid to paving slabs.

Viewings: By accompanied appointment with a member of staff.

Local Authority: East Suffolk Council, East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT - Tel: 03330162000

Tax Band: A

Agents note: The current owner has advised that the cellar below the sitting room has had cavity wall insulation and flooring insulation installed.

NB Items depicted in the photographs are not necessarily included in the sale.

EPC - To follow

Services: Electricity, mains drains and water are connected to the property.

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About us:
Druce Estate and Letting Agents is a vibrant, family run business, which was opened in April 2011 by Linda and Oliver Druce. They have nearly 40 years of experience in the industry both locally and in Canada and strive to give their customers an outstanding service.

THE PROPERTY MISDESCRIPTIONS ACT 1991
The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. All measurements are approximate and should be verified by the purchaser. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property.