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" Bycroft Estate Agents presents The Old Mill, Ludham. An impressive, modern and individually designed property incorporating a conversion of an historic mill to create a fabulous family home. Situated within the sought after Broadland village of Ludham. The property offers flexible four bedroom accommodation with two en suites, cloakroom and further shower room. The free flowing living areas are beautifully linked to the outside, with two sets of multi directional sliding glass doors. The panorama is breath taking. The living area has fully glazed link to the converted mill building providing a circular reception room and circular bedroom above with mezzanine bed area. This unique property of steel frame construction with SIPS panels and finished with engineering bricks, pinned roof tiles and aluminium glazing giving the wow factor! This stunning home would suit a growing family wishing to embrace modern design and benefits with traditional style and feel. The property sits in a substantial 1 acre plot subject to measured survey split into a formal garden with an elevated garden and decked area. Book your viewing appointment to avoid disappointment.

ENTRANCE LOBBY AREA 18 8 x 6 6 5.69m x 1.98m modern style steel door to rear; up and over aluminium double glazed windows to rear; stairs to first floor landing.

WALK IN POCKET CUPBOARD 11 1 x 2 11 3.38m x 0.89m storage for coats and shoes; access to TV and data wiring.

UTILITY ROOM 7 10 x 9 9 2.39m x 2.97m range of modern base units; inset single drainer sink with directional mixer tap; plumbing for automatic washing machine; space for tumble dryer; aluminium double glazed window to side; built in airing cupboard with floor mounted oil fired central heating boiler, pressured hot water cylinder and aluminium double glazed window to side.

CLOAKROOM 4 1 x 4 8 1.24m x 1.42m fitted with a white suite comprising of a low level wc; floating vanity wash basin with mixer tap and storage drawers; stylish half height tiling; extractor fan.

OPEN PLAN KITCHEN DINING LIVING SPACE 26 0 max x 34 6 max 7.92m x 10.52m recessed TV media wall; two sets of multidirectional aluminium double glazed sliding doors with fitted electric blinds to front giving access to the elevated outside decked area; flexible sitting and dining areas; kitchen is fitted with a range of modern wall and base units with granite worksurfaces over; inset induction hob with cooker hood over; inset single drainer recessed bowl sink with boiling hot water tap; space for American style fridge freezer; built in larder cupboard; bank of two ovens including a fan assisted oven and a microwave combi oven; peninsula breakfast bar with an assortment of storage drawers under and built in TV.

OFFICE BEDROOM 4 12 8 max x 9 9 max 3.86m x 2.97m aluminium double glazed windows to front and side aspects.

LINK GLAZED TO MILL BUILDING 16 8 x 15 7 5.08m x 4.75m aluminium double glazed glazing to front and rear aspects; door to rear garden.

CIRCULAR RECEPTION ROOM 16 11 max x 14 2 max 5.16m x 4.32m double glazed door to front; aluminium double glazed window to side; spiral staircase to first floor.

SHOWER ROOM 8 2 x 3 10 2.49m x 1.17m fitted with a white suite comprising of a low level wc; floating vanity wash hand basin with mixer tap and storage drawers; walk in shower cubicle with sliding door and wall mounted electric shower unit; tiled walls; aluminium double glazed window to rear.

FIRST FLOOR

CIRCULAR BEDROOM 3 14 8 max x 14 4 max minus stairwell 4.47m x 4.37m aluminium double glazed windows to side aspect; mezzanine bed area measuring 13 2 max x 8 0 .

MAIN HOUSE FIRST FLOOR

GALLERIED LANDING 16 4 x 10 0 minus stairwell 4.98m x 3.05m benefitting from light from up and over windows in Entrance Area.

BEDROOM 1 14 3 x 13 11 4.34m x 4.24m full height glass atrium aluminium double glazed window with fitted electric blinds offering views of the mill conversion; further aluminium double glazed window with fitted electric blinds to side; up and over aluminium double glazed windows with fitted electric blinds to front.

DRESSING ROOM 14 10 x 6 6 4.52m x 1.98m aluminium double glazed window to side; built in shelving and dressing table; scaffold style clothing rails.

EN SUITE 10 3 x 9 3 3.12m x 2.82m white suite comprising of a double width floating vanity hand wash basin with mixer tap and storage drawers; low level wc; double ended freestanding bath with freestanding shower mixer tap over; walk in shower cubicle with sliding door, tiled wall coverings, wall mounted shower unit with soaker and hand attachments; built in wall shelving; tiled splashbacks; extractor fan; up and over aluminium double glazed window to front.

BEDROOM 2 13 5 max x 20 10 max 4.09m x 6.35m this bedroom has been designed to split into two bedrooms if required up and over aluminium double glazed window to front; two aluminium double glazed windows to side; two walk in wardrobes with scaffold style clothing rails.

EN SUITE 10 4 x 6 6 3.15m x 1.98m white suite comprising of a double width floating vanity hand wash basin with mixer tap and storage drawers; low level wc; walk in shower cubicle with sliding door, tiled wall coverings, wall mounted shower unit with soaker and hand attachments; up and over aluminium double glazed window to front; built in wall shelving; extractor fan.

OUTSIDE The property is approached through a double five bar gate onto a gravel chip driveway with turning circle and elevated further parking area with outside tap and power point, timber shed and fuel store area. Paved pathway proceeds to the rear of the property with a stepped approach to the main door area also with steps down towards the front of the property opening into a generous formal garden area measuring in the region of just over an acre subject to measured survey and is laid mainly to lawn with established tree line border, wild grass and flower area, turfed bank and shingled steps leading to a raised garden with a substantial sized composite decked area giving elevated views across the formal garden. A landscaped elevated garden with paved patio area with engineering brick surround, block paved pathways, mature trees and lawned areas. A further step of shingled steps descends into an enclosed shingled seating area with covered pagoda with shingle and artificial grass floor coverings for low maintenance. Gate leading to the utility storage area and GARDEN PART BUILDING measuring 23 6 max x 14 10 max with two sets of double glazed French doors to front, wood burning stove and built in bar with stainless steel sink and built in shelving together with a cloakroom measuring 6 2 x 3 10 with low level wc and pedestal wash hand basin.

AGENTS NOTE The current access is an agricultural right to the main road. Rights are retained to also access the upper parking area via the driveway leading to Mill House.

VIEWINGS Strictly by appointment with the sole selling agents, BYCROFT NORFOLK BROADS, tel .

COUNCIL TAX This property is currently listed as Band F.

DISCLAIMER 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.

The approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built in furniture.

Any references to garden sizes are approximate and subject to confirmation by a measured survey. A prospective purchaser is advised to arrange for their own land survey to be carried out.

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 finalizing their offer to purchase.

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.
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