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" Beccles - 3.4 miles
Bungay - 5.3 miles
Norwich - 17.5 miles
Southwold -18.3 miles

Situated in the heart of the popular village of Ellingham we are delighted to present this deceptively spacious two/three bedroom cottage. The cottage offers charm in abundance with exposed beams and brick fireplaces whilst stepping to the rear of the property we find a contrasting open plan kitchen dining room which opens to the gardens via a large conservatory. At the rear the generous, attractive gardens enjoy the southerly aspect perfect for sun throughout the day. Viewing is essential.

Accommodation comprises briefly :
Entrance Porch
Sitting Room
Family Kitchen Dining Room
Conservatory
Study/Bedroom Three
Bathroom
Master Bedroom
Second First Floor Bedroom
Attractive Gardens

The Property
Stepping through the porch we find a stable door opening into the generous sitting room of this charming cottage, exposed timber and a red brick fire instantly set the scene in this home. A wood burning stove is in place whilst practical tiled flooring lines the room. A feature arched window looks into the kitchen whilst door open to the staircase, kitchen dining room and study/bedroom three. The study is set to the front of the house enjoying a feature fireplace and understairs cupboard, this room currently serves as an excellent double guest bedroom. Heading to the rear we enter the kitchen dining room designed with space and family living in mind. This large room provides a superb spot to work and entertain with french doors opening to the large conservatory which further enhances the space. The kitchen is fitted with an attractive range of units set under contrasting work surfaces. Space is made for our appliances and a large walk-in pantry features. Timber flooring lines the room. A door opens to a small lobby which in turn takes into the bathroom where a bath with shower over, WC and wash basin feature. Climbing the stairs to the first floor we find a generous landing area with a window looking onto the rear garden. Two bedrooms lead from the landing and over look the front aspect, the master offer a fantastic double bedroom space with built in storage whilst the second will accommodate a double bed but offers a generous single bedroom space.

Outside
Approaching the property from Yarmouth Road we find on road parking to the front of the cottage whilst an attractive courtyard garden leads to the front porch. At the rear we step through the conservatory into a stunning space created by the current vendor, an extensive patio and seating area leads from the rear of the house providing space for entertaining, family living or simply to soak up the sun from the southerly aspect. The garden extend from the house where a variety of planted beds are filled with colour, a path leads us through the lawns where we pass a large tree before finding the small nature pond. The entire space is framed with secure timber fencing.

Location
Ellingham joined with Kirby Cane form an attractive semi-rural village situated on the Norfolk/Suffolk border. The village has a local shop/newsagents, primary school, playground, church and the well known 'Olive Tree' restaurant & bar. Bungay lies within the popular Waveney Valley and offers a good range of all the necessary amenities and shops, schools, antique shops, restaurants, the Fisher Theatre (now showing films) and leisure facilities including indoor swimming pool and golf club. The Cathedral City of Norwich is 30 mins drive to the North and has a mainline train link to London Liverpool Street (1hr54mins). The unspoilt heritage coastline of Suffolk with the lovely beaches of Southwold and Walberswick are approx 18 miles away.

Fixtures and Fittings
All fixtures and fittings including curtains are specifically excluded from the sale, but may be available in addition, subject to separate negotiation.

Tenure
Vacant possession of the freehold will be given on completion.

Agents Note
The property is offered subject to and with the benefit of all rights of way, whether public or private, all way leaves, easements and other rights of way whether specifically mentioned or not.

Services
Night storage heating. Mains electric, Water & Drainage.
Energy Rating: TBA

Local Authority
South Norfolk Council
Tax Band: B
Postcode: NR35 2PN "