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"An individual four-bedroom character property situated in a prime location. Beautifully presented throughout with garage, parking, garden and roof terrace.

HOW TO GET THERE Upon arriving in Modbury from the Plymouth direction, go down the hill and past the Luscombe Maye office at the bottom of the hill on the right hand side. Take the first left into Brownston Street and proceed up the hill for approximately 50 yards taking the first turning on the left hand side into Back Street. Overbrook House can be found around 75 yards on the left hand side.
MODBURY & SURROUNDING AREA The Georgian town of Modbury is situated in an Area of Outstanding Natural Beauty surrounded with rolling hills, wooded glades and winding country lanes. The town is well supplied with many independent food shops, art and gift shops along with warm and inviting inns and restaurants. The town has a health centre, opticians, dentist and veterinary surgery as well as a parish church and an exceptional primary school.
Some eight miles away is Kingsbridge and the rugged splendour of Dartmoor is only five miles away. Situated in the South Hams, the South Devon coastline offers many beautiful unspoilt beaches and fabulous coastal walks, with the stunning golden sands of Wonwell, Bigbury on Sea, Bantham and Salcombe only a short distance away. THE PROPERTY Overbrook is an attractive individual property situated in a prime location and is within easy walking distance to the thriving town of Modbury and Modbury primary school. Nestled in the heart of this delightful town, the property has been thoughtfully designed with light and space in mind and enjoys wonderful countryside views from both sides of the property offering town living with an element of the countryside. The property is beautifully presented with the accommodation arranged over three floors, on the ground floor you will find a spacious fully fitted kitchen/breakfast room with French doors leading to the enclosed pretty garden, dining room and cloakroom.
The first floor landing is spacious with views over the neighbouring field. From here you will find two bedrooms, a family bathroom and an elegant lounge with French doors leading to a roof terrace where views across the open countryside and the rooftops of Modbury can be enjoyed. The second floor offers the master bedroom with walk-in wardrobe and modern en-suite bathroom along with the fourth bedroom.

Outside is a rear garden which is part decking together with an attractive patio. An undercover carport for two vehicles and a garage with utility area and WC.

This is a rare opportunity to purchase a well-appointed family home in a sought after location with versatile living accommodation. An early viewing is highly recommended. ACCOMMODATION From the undercover carport an attractive wooden panelled door with decorative glass insert and side panelled window leads to:- ENTRANCE HALL Coved ceilings, stairs lead up with window to the front of the property. Radiator with traditional cover. Wooden panelled doors to the principle rooms. KITCHEN/BREAKFAST ROOM With coved ceilings, downlighters, wall and base units with granite effect roll edged worksurfaces and tiled splashbacks. Integrated oven and 5-ring gas hob, fridge/freezer and dishwasher. One and a half bowl stainless steel sink unit. The kitchen also benefits from a breakfast bar. There are glass panelled French doors to the garden and also a double panelled radiator. An archway leads to:- DINING AREA With coved ceiling, double glazed window to the front of the property, wall lights, double panelled radiator and wooden panelled door leading to the hallway. CLOAKROOM A low level WC, wash hand basin, double panelled radiator, extractor fan and storage area. FIRST FLOOR LANDING Light and spacious with double glazed window to the front with views over the neighbouring field. There is a double panelled radiator and wooden panelled doors to the principle rooms. LOUNGE A bright room boasting an open aspect over the rooftops of Modbury to the countryside beyond. The lounge benefits from a coved ceiling and two decorative archways in the alcoves with shelving and wooden panelled cupboards below. There is a double panelled radiator, double glazed windows to the rear and double glazed glass panelled French doors leading to the roof terrace offering glorious views across the countryside. The focal point of the room is a stunning cast iron fireplace with stone hearth, wooden surround and gas fire, giving the room a traditional and welcoming feel. TV and telephone point. BEDROOM 2 A double bedroom with coved ceilings, fitted wardrobes, double panelled radiator, TV and telephone point and a double glazed window offering beautiful countryside views to the rear. BEDROOM 3 Coved ceilings, double glazed window to the front of the property with double panelled radiator and TV point. FAMILY BATHROOM The bathroom is part tiled with a decorative border. A white bathroom suite comprising low level WC, wash hand basin, bath with chrome taps and shower over. Chrome wall mounted heated towel rail and mirror with light above. A double glazed obscure glass window to the front aspect and a large storage cupboard housing the combination boiler with wooden shelving. SECOND FLOOR LANDING Fitted shelving with wooden panelled doors to the principle rooms. MASTER BEDROOM EN-SUITE A large tranquil room with some restricted head height and downlighters. There is a TV point and double panelled radiator. The double glazed window to the rear offers some beautiful views over Modbury and to the Church and countryside beyond. This room also boasts a walk-in wardrobe. EN-SUITE BATHROOM A white suite comprising bath with chrome mixer taps over, pedestal ceramic wash hand basin with chrome mixer tap, separate shower cubicle, low level WC and bidet. The bathroom is part tiled with white gloss tiles and a colbalt blue border. There is a large chrome wall mounted radiator and a storage cupboard. BEDROOM 4 This room is currently being used as a study. It has a good sized storage cupboard, double glazed window offering countryside views and a double panelled radiator. OUTSIDE REAR GARDEN The south facing garden is delightful with a large decked area and attractive patio ideal for alfresco dining. Surrounding this are thriving flowerbeds boasting some colourful mature shrubs. There is access to the garage and carport with outside lighting. ROOF TERRACE With access through the lounge this wonderful south-facing terrace makes an ideal seating and dining area with glorious views across the open countryside and rooftops of Modbury. Access to storage area. GARAGE Remote control electric up-and-over door, shelving and to the rear is a utility area with stainless steel sink and drainer, plumbing for washing machine and tumble dryer with various power points. Low level WC. SERVICES Mains water, electricity and drainage. Gas fired central heating. FIXTURES & FITTINGS Only those fixtures and fittings mentioned in these sales particulars are included in the sale. All others are specifically excluded but may be available by negotiation. Items being left such as ovens, hobs, shower systems, central heating etc. have not and will not be tested by the Agents or Vendors. COUNCIL TAX Band D. Amount payable for 2013/14 - ?1,533.15 LOCAL AUTHORITY South Hams District Council. Follaton House, Plymouth Road, Totnes, Devon TQ9 5NE. Tel. 01803 861234. TENURE Freehold. VIEWING Strictly by appointment with Luscombe Maye, Modbury Office on 01548 830831. Bespoke appointments outside usual office hours can be arranged with adequate notice. FLOOR PLAN VIEWING by appointment with Luscombe Maye Modbury Office: 01548 830831
TENURE THE AGENT HAS NOT HAD SIGHT OF THE TITLE DOCUMENTS AND THEREFORE THE BUYER IS ADVISED TO OBTAIN VERIFICATION FROM THEIR SOLICITOR OR SURVEYOR AS TO WHETHER THE PROPERTY IS LEASEHOLD OR FREEHOLD. ALL MEASUREMENTS QUOTED ARE APPROXIMATE. THE FIXURES, FITTINGS & APPLIANCES 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 CANNOT BE INFERRED THAT ANY ITEM SHOWN IS INCLUDED IN THE SALE. COUNCIL TAX & BUSINESS RATES, ETC YOU ARE ADVISED TO CONTACT THE LOCAL AUTHORITY FOR DETAILS. ORDNANCE SURVEY MAPS cCROWN COPYRIGHT 2001. ALL RIGHTS RESERVED. BASED ON ORDNANCE SURVEY DATA (NOT TO SCALE). DRAWINGS/SKETCHES/PLANS/ETC THIS REPRESENTATION IS PROVIDED FOR GENERAL GUIDANCE AND IS NOT TO SCALE. GENERAL DISCLAIMER EVERY CARE HAS BEEN TAKEN WITH THE PREPARATION OF THESE SALES PARTICULARS, BUT COMPLETE ACCURACY CANNOT BE GUARANTEED. IF THERE IS ANY POINT, WHICH IS OF PARTICULAR IMPORTANCE TO YOU, WE WILL BE PLEASED TO CHECK THE INFORMATION FOR YOU. THESE PARTICULARS DO NOT CONSTITUTE A CONTRACT OR PART OF A CONTRACT.
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