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SUMMARY
A beautifully presented 3 double bedroom detached family home, located within this popular residential area of Dereham. The property offers spacious, practical accommodation including 2 reception rooms, 15' kitchen and utility room, en-suite shower room, well-tended gardens and a garage.


DESCRIPTION
An internal inspection is strongly advised to fully appreciate the accommodation offered for sale.

Entrance Hallway 
Staircase rising to the first floor landing with under-stairs storage area, radiator, UPVC window to the front aspect, part glazed UPVC external entrance door opening to the front aspect, door opening to:

Lounge  26' 2" x 10' 4" ( 7.98m x 3.15m )
Decorative fireplace with surround and hearth, radiators, television and telephone points, wall lighting, UPVC windows to the front and side aspects, UPVC glazed sliding doors opening to the rear garden.

Kitchen  15' 11" x 15' 2" ( 4.85m x 4.62m )
A range of wall and floor mounted fitted kitchen units with under-unit lighting and work surfaces over, inset 1 ? bowl sink unit, tiled splash backs and surrounds, fitted central kitchen island, built-in eye-level double oven and gas hob with extractor hood over, integrated fridge-freezer and dishwasher, radiator, vinyl flooring, inset ceiling spotlights, UPVC window to the rear aspect, opening to:

Dining Room 12' 3" x 9' 2" ( 3.73m x 2.79m )
Radiator, vinyl flooring, inset ceiling spotlights, UPVC window to the front aspect.

Utility Room 7' 11" x 6' 3" ( 2.41m x 1.91m )
Wall mounted fitted units, plumbing for washing machine, space for tumble dryer, wood wall panelling, tiled flooring, UPVC window to the side aspect, part glazed UPVC external entrance door opening to the rear garden, door opening to:

Cloakroom 
Suite comprising low level w.c and hand wash basin, tiled flooring, UPVC window to the rear aspect.

First Floor Landing 
UPVC window overlooking the front aspect, door opening to:

Master Bedroom 12' 8" x 9' 5" ( 3.86m x 2.87m )
Radiator, television point, UPVC window overlooking the front aspect, door opening to:

En-Suite Shower Room 
Suite comprising low level w.c, hand wash basin and corner shower cubicle, fully tiled walls, radiator, tiled flooring, UPVC window overlooking the side aspect.

Bedroom 2 14' 3" x 9' 8" ( 4.34m x 2.95m )
Airing cupboard, radiator, UPVC windows overlooking the front aspect.

Bedroom 3 10' 11" x 8' 6" ( 3.33m x 2.59m )
Radiator, UPVC window overlooking the rear aspect.

Family Bathroom 
Suite comprising low level w.c, hand wash basin and panelled bath with shower unit and glazed shower screen over, fully tiled walls, radiator, tiled flooring, UPVC window overlooking the rear aspect.

Outside 
To the front of the property there is a shaped lawned garden with flower beds and a paved border leading to the main entrance door. A decorative stone driveway provides off-road parking and access to the single garage.
The spacious rear garden is laid mainly to lawn with various flower and shrub beds, patio areas and pathways and a timber summerhouse, fully enclosed by panelled fencing and mature hedging. A gate opens out to the front of the property.

Garage 
Up and over door to the front aspect.

Location 
Dereham is situated about 16 miles from the City of Norwich. It has a modern shopping centre, a full range of schools, hotels, churches and public houses. There are regular bus services to all the nearby towns and villages, together with a fantastic route into Norwich City centre. Dereham boasts many sport and leisure activities including Dereham Leisure Centre, which incorporates a full gymnasium, modern pool and indoor bowls. There is also a friendly and sociable golf club located off the well regarded Quebec Road.


DIRECTIONS
Upon entering Toftwood from the Dereham direction, proceed along under the flyover onto Shipdham Road and take the left hand turn into School Lane. Take the right hand turn into Boyd Avenue and at the t-junction, turn left, still Boyd Avenue. Continue along and before the road bends around to the right, take the left hand turn. Proceed to the bottom and the property can be found in front of you, identified by our William H Brown "For Sale" board.



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.