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" Sowerbys are pleased to offer this newly built four bedroom family home, providing spacious accommodation within generous gardens and with the added benefit of a 10 year NHBC certificate. A great deal of thought has gone into the layout of this house to ensure that all the bedrooms are of a useable size and the practicalities of modern family living are catered for in the reception areas. The accommodation briefly comprises reception hall, sitting room, dining room, kitchen/breakfast room, cloakroom and study on the ground floor; with four bedrooms and the family bathroom all accessible from the spacious galleried style landing on the first floor. Both the master and guest bedrooms enjoy individual en-suite shower room facilities. With the exception of the bathroom and en-suite´s, the whole of the first floor and staircase has been fitted with carpets; with the majority of the ground floor being covered by engineered timber flooring. Outside, a tarmac driveway provides extensive off road car parking and in turn leads to the single garage. The rear gardens are generously sized, predominantly laid to lawn and will be completely enclosed by close board timber fencing with a paved patio at the rear of the dining room. 

YAXHAM The village of Yaxham is situated approximately three miles south of the market town of Dereham and about two miles from the nearest Tesco supermarket. The village provides local amenities including Yaxham Mill public house and restaurant, Yaxham Waters farm shop and tea room, and a primary school. Further amenities can be found at the nearby town of Dereham. Modern shops merge comfortably into a heritage dating back to the 10th century when Withburga, daughter of a Saxon king, established a religious community in the deer park, which gave the town its name. Free parking allows you time to stroll around seeking out the restaurants and cafes or for an afternoon shop. There are museums, a leisure centre, golf course and schools within the town, or for the nature lovers take a stroll along the Neatherd Moor and the Vicarage Meadow. Slightly further afield are the ruins of the Saxon Cathedral at North Elmham, the wildlife and Dinosaur Parks, Pensthorpe, a bird lovers paradise and Thetford Forest Park. Norwich has good local transport links with the town and has an international airport and a mainline rail link to Liverpool Street, London, being approximately 1 hour and 50 minutes away. Downham Market approximately 40 minutes� drive away, provides mainline rail link to Cambridge and King's Cross/St Pancras, London.
 

ACCOMMODATION COMPRISES:- Part glazed entrance door to… 

RECEPTION HALL Welcoming entrance area with doors leading to the kitchen/breakfast room, dining room, study and cloakroom with a pair of timber double doors opening to the sitting room. Staircase rising to the first floor landing with a useful under stairs storage cupboard which also houses the under-floor heating manifolds. Engineered timber flooring. 

SITTING ROOM 20' 1" > 17' 11" x 11' 10" (6.14m > 5.47m x 3.61m) Bay fronted family room with a brick built fireplace and working flue. UPVC double glazed windows to front and side, TV point and telephone point.
 

DINING ROOM 11' 1" x 10' 9" (3.40m x 3.28m) Well sized second reception room with a pair of fully glazed double doors opening on to the rear patio. Engineered timber flooring and TV point. 

STUDY 7' 0" x 6' 7" (2.15m x 2.02m) UPVC double glazed window to rear, engineered timber flooring and telephone point.
 

KITCHEN/BREAKFAST ROOM 13' 1" x 12' 9" (4.00m x 3.89m) An extensive range of contemporary gloss fronted base level and wall mounted storage units extending along three walls, with fitted work surfaces and tiled splash-backs. Single bowl resin composite sink unit with mixer tap set below a UPVC double glazed window which overlooks the rear garden. Fitted breakfast bar. Integrated appliances which include a 4-ring ceramic hob with extractor hood, brushed steel and glass oven and dishwasher. Tiled flooring, ample space for a breakfast table and door leading to utility room.  

UTILITY ROOM Fitted work surfaces along one wall incorporating a single bowl stainless steel sink unit. Base level storage units beneath the counter surface with plumbing and space for a washing machine. Tiled flooring and partially glazed side entrance door. 

CLOAKROOM Comprising close-coupled WC and corner mounted wash basin. Obscured glass window to front. 

FIRST FLOOR LANDING Impressively spacious galleried style landing with doors leading to all four bedrooms and the family bathroom. Versatile area at the front of the landing which could be adapted into a seating area or open-plan study station with a UPVC double glazed window on the front elevation. Access to loft space, fitted carpets, radiator and door to the built-in airing cupboard which houses a pressurised hot water cylinder. 

MASTER BEDROOM 12' 9" x 11' 10" (3.91m x 3.62m) Double bedroom with a built-in storage cupboard, UPVC double glazed window to front, TV point, fitted carpets and radiator. 

MASTER EN-SUITE Comprising fully tiled cubicle with glass doors and shower over, close-coupled WC and pedestal wash basin. Slate tiled flooring, chrome heated towel rail and obscured glass window to side. 

GUEST BEDROOM 19' 3" x 9' 1" (5.87m max x 2.77m) Double aspect bedroom with UPVC double glazed windows to the front and side, TV point, fitted carpets and radiator. Door to en-suite. 

GUEST EN-SUITE Spacious room with suite comprising fully tiled cubicle with glass doors and shower over, close-coupled WC and pedestal wash basin. Slate tiled flooring, chrome heated towel rail and obscured glass window to side. 

BEDROOM THREE 11' 5" x 10' 8" (3.49m x 3.27m) UPVC double glazed window enjoying views over the rear garden, TV point, fitted carpets and radiator. 

BEDROOM FOUR 11' 6" x 9' 5" (3.52m x 2.89m) UPVC double glazed window to rear aspect, TV point, fitted carpets and radiator. 

FAMILY BATHROOM 7' 11" x 7' 0" (2.43m x 2.15m) Comprising panel sided bath with tiled surround, pedestal wash basin and close-coupled WC. Chrome heated towel rail, slate tile flooring and obscured glass window to rear.  

OUTSIDE The property is approached from the roadside over a tarmac driveway which provides extensive off road parking at the front. At the side of the property a paved pathway provides access to the rear gardens which are generously sized and predominantly laid to lawn and incorporating a mature tree. The rear gardens will also include a paved entertaining area situated to the rear of the dining room with a path extending around much of the property´s perimeter. 

GARAGE 16' 8" x 9' 1" (5.10m x 2.77m) Up and over door to front, window to side, lighting and electrical power points. 

SERVICES The property is connected to mains drainage, water and electricity supply. Central heating is provided via an air source heat pump, with under-floor heating on the ground floor.  

ENERGY EFFICIENCY RATING To be confirmed.  "