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" NESTLED in the SERENE & PICTURESQUE CAMBRIDGESHIRE VILLAGE of GRAFHAM, this STUNNING 1,185 SQ FT FOUR BEDROOM DETACHED FAMILY home offers the EPITOME of PEACEFUL LIVING. Tucked away in the CORNER of a TRANQUIL CUL DE SAC, the property sits on an approx 0.09 OF AN ACRE PLOT sts , exuding a sense of PRIVACY & EXCLUSIVITY.

One of the standout features of this property is the remarkable outbuilding, equipped with air conditioning and currently utilised as a gym, providing an ideal space for fitness enthusiasts or a versatile area for various activities.

Grafham boasts the delightful nearby attraction of Grafham Water reservoir, a haven for outdoor enthusiasts, offering an array of amenities such as cycling routes, fishing spots, sailing opportunities, and birdwatching areas. Additionally, a charming bar restaurant adjacent to the reservoir adds a touch of convenience and leisure to the local lifestyle.

Nature lovers and adventurers will relish the multitude of country walks available around Grafham Water, including the inviting 26 mile Three Shires Bridleway, perfect for exploring the beautiful surrounding landscapes.

Families residing in Grafham benefit from its inclusion within the catchment area of the esteemed Spaldwick Community Primary School, while secondary education is readily accessible at Hinchingbrooke School in nearby Huntingdon. Moreover, for families seeking independent education, the renowned Kimbolton School, an esteemed co educational day and boarding institution, lies approximately seven miles away, providing a prestigious educational option within easy reach.

**GUIDE PRICE of £400,000 to £425,000**

PROPERTY MEASUREMENTS

LIVING ROOM 6.21m x 3.48m

DINING ROOM 4.13m x 3.35m

KITCHEN 3.92m x 2.36m

UTILITY ROOM 2.69m x 1.49m

GARDEN ROOM 3.91m x 2.31m

BEDROOM ONE 3.36m x 3.18m

BEDROOM TWO 3.36m x 2.59m

BEDROOM THREE 3.18m x 1.89m

BEDROOM FOUR 2.44m x 1.78m

FAMILY BATHROOM 2.58m x 1.91m

OUTSIDE

OUTBUILDING GYM 7.00m x 4.00m

PATIO AREA 11.72m x 7.44m

LAWNED AREA 11.72m x 2.92m

WHY LIVE IN GRAFHAM?

Situated on the edge of Grafham Water, the popular village of Grafham boasts a village store and community pub, The Grafham Trout. The nearby Grafham Water reservoir offers a host of amenities including cycle routes, fishing, sailing and bird watching and a bar restaurant. There are also many country walks around Grafham Water, including the 26 mile Three Shires Bridleway. Access to the primary circular path around Grafham Water is less than a 10 minute walk. Day to day shopping is available in nearby Buckden and Brampton. The local market towns of St Neots and Huntingdon both have bustling high streets with a range of brands, independent stores, weekly markets, caf s restaurants and a wide variety of sports and leisure facilities. Rushden Lakes Shopping Centre offers a wealth of stores, access to the Nene Wetlands Nature Reserve, cinema, caf s and restaurants and is less than a 30 minute drive away.

Grafham is within the catchment area of Spaldwick Community Primary School and secondary education at Hinchingbrooke School in Huntingdon. Kimbolton School, an independent co educational day and boarding school, is approx. seven miles away.

The village is conveniently situated to both the A1 and A14, giving excellent road access. Nearby Huntingdon and St Neots both have mainline stations with regular fast train services into London in less than one hour.

NOTE TO ALL INTERESTED PARTIES We always endeavour to make our sales particulars as accurate and reliable as possible, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. All measurements have been taken as a guide to buyers only, and are not precise.

PROPERTY DISCLAIMER

To conform with government Money Laundering Regulations 2019, we are required to confirm the identity of all prospective buyers. We use the services of a third party, HIPLA, who will contact you directly. They will need the full name, date of birth, current address and proof of address through a form of ID and utility bill. There is a nominal charge of £50 including VAT for this for the transaction not per person , payable direct to Lennon James Property. Please note, we are unable to issue a memorandum of sale until the checks are complete.

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. The measurements indicated are supplied for guidance only and as such must be considered incorrect.

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 details should be independently verified by prospective buyers. Neither Lennon James or any of its employees have any authority to make or give any representation or warranty in relation to this property "