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" Lowestoft - 3.3 miles
Beccles - 7.2 miles
Norwich - 24.6 miles

A well presented detached family home offering two double bedrooms, two single bedrooms, two reception rooms, garden and garage. Set in a quiet location in the village of Carlton Colville.

Accommodation comprises briefly:

- Entrance Hall
- Downstairs cloakroom
- Sitting Room
- Dining Room
- Kitchen
- Two double bedrooms
- Two single bedrooms
- Family bathroom
- Front and back gardens
- Garage and driveway parking

The Property
One enters the property into the entrance hall which gives access to all downstairs rooms and the first floor. The Sitting room enjoys a pleasant dual aspect with a window to the side of the property and patio doors leading out to the back garden which gives the room a light and airy feel. There is also a feature gas fireplace with brick feature surround & wooden mantle as the main focal point of the room. The dining room has space for a large table and chairs and also benefits from a dual aspect with windows to the front and side. The kitchen which leads off from the dining room has a range of matching base and eye level units with space for a range style cooker, washing machine, dishwasher and fridge/freezer, the kitchen enjoys views over the enclosed rear garden. The two larger (double) bedrooms both look onto the front aspect one of which has a linen cupboard. There are two further single bedrooms one of which is currently used as a study. The family bathroom has a white three piece suite comprising low level WC, pedastal style basin and corner bath.

Outside
The front of the property is approcahed by a path and the garden is primarily laid to lawn, fronting onto a small enclave of similar-sized properties. The rear garden is a particular feature of the property given it´s private aspect and is mainly laid to lawn with a green house, access to the garage and driveway via a side gate and also a paved patio area immediately adjacent to the house - ideal for ´al fresco´ dining or entertaining.

Location
The property is set in cul de sac location in one of the sought after areas of Carlton Colville. A Carlton Marshes nature reserve is within easy distance as is The Rookery Park Golf Club and Driving Range. The property is also close to the local schools and all the amenities that Oulton Broad has to offer.

Directions
Travelling East from Beccles on the A146 Lowestoft Road, go through 2 roundabouts. On entering Carlton Colville turn right into Hollow Grove Way. Continue onto Ashburnham Way. Turn right into Appledore Drive and right again into Elmdale Drive. Take the 3rd left into Ninfield Close and the property is situated at the end of the road on the left.Take the 2nd right onto Ninfield Close and take the first left onto Robertsbridge Walk and urn right to stay on Robertsbridge Walk and the property can be found on the right hand side.

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.

Services
All mains connected. Gas fired central heating and hot water.

Local Authority
Waveney District Council
Tax band: D
Postcode: NR33 8SE

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.

Tenure
Vacant possession of the freehold will be given upon completion. "