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" Obscured panel-glazed double doors opening to: 

ENTRANCE HALL: 16‘ 11" x 7‘ 2" (5.16m x 2.19m) With amtico woodgrain flooring, LED spotlights, staircase off and bespoke understairs wine store. Smoked oak veneer door opening to: 

SITTING ROOM: 20‘ 8" x 12‘ 8" (6.30m x 3.87m) Affording a dual aspect with casement window range to front, french doors to rear opening to the gardens and a central Smeg living flame gas fired fire. LED spotlights throughout and gloss fronted fitted bespoke wall unit. 

DINING ROOM: 9‘ 5" x 8‘ 9" (2.89m x 2.68m) Enjoying a direct, open plan link with the kitchenfamily room and fitted with amtico grained flooring, casement window range to front and enjoying a direct, open link with the: 

KITCHENBREAKFAST ROOM: 14‘ 7" x 10‘ 11" (4.45m x 3.34m) A bespoke split colour gloss whitewood grain handle less fitted kitchen comprising a substantial peninsular unit with ample base level storage to both front and rear. Topped with a 20mm thick Silestone quartz surface with apex edge detail and smoked mirror glass splashback. A high specification, distinctively fitted kitchen with integrated siemens appliances including two single ovens, a steam oven, integrated microwave, four ring induction hob, two ring domino gas hob and a Smeg downdraft extractor. Further integrated appliances include a 7030 integrated Siemens fridge freezer, 60cm fully integrated siemens dishwasher, built in wine cooler, Blanco 1 ½ bowl undermount sink and mono-bloc mixer tap with recessed drainer, le mans corner units and recycle sorter bin. Kitchen extras have been installed including a lift up power socket, feature ambient lighting to the underside surfaces, undercover task lighting and shadow gap bulk head detailing and downlighting to the tall housings. Illuminated glass sided drawer runners with wooden drawer organisation for cutlery, utensils and crockery. LED lighting has been installed to the side rails and drawers in addition to an internal drawer with organisation sets and tall pull out larder store. Bi-folding doors are set across the kitchen opening to the rear gardens with door to: 

UTILITY ROOM: 7‘ 7" x 5‘ 6" (2.33m x 1.68m) With features including under covered lighting, ceiling extractor, 20mm thick silestone quartz surfaces, a smoke glassed mirror back and feature wall in addition to a Blanco undermount sink and tap with recessed drainer. 

STUDY: 7‘ 2" x 7‘ 0" (2.20m x 2.14m) With casement window range to rear and bespoke fitted office equipment. 

CLOAKROOM: 6‘ 5" x 2‘ 10" (1.98m x 0.87m) Fitted with ceramic WC, wash hand basin and under unit sensor lighting. 

First floor  

LANDING: With hatch to loft and door to linen store housing water cylinder with useful fitted shelving.  

BEDROOM 1: 13‘ 10" x 9‘ 11" (4.23m x 3.03m) With window range to rear affording views across the gardens and door to: 

EN-SUITE SHOWER ROOM: 8‘ 9" x 3‘ 1" (2.68m x 0.95m) Principally tiled and fitted with ceramic WC, wash hand basin and separately screened shower unit with shower attachment. Wall mounted heated towel radiator. 

BEDROOM 2: 12‘ 4" x 9‘ 8" (3.77m x 2.97m) With casement window range to rear overlooking the gardens.  

BEDROOM 3: 12‘ 8" x 7‘ 11" (3.87m x 2.43m) With part glass fronted fitted wardrobe units and casement window to front.  

BEDROOM 4: 10‘ 0" x 8‘ 5" (3.05m x 2.59m) A versatile room ideally suited as a further double bedroom although offering potential as an additional officestudy, if so required, with integrated office equipment.  

FAMILY BATHROOM: 8‘ 9" x 6‘ 9" (2.67m x 2.08m) With travertine stone flooring throughout and Geribit WC, in addition to a wash hand basin within a gloss fronted storage unit and granite surfaces above. Bath with separately screened shower, under lit lighting and heated towel radiator. 

Outside The property is situated on Pyefleet Way, an executive development located in the accessible and well-regarded North Essex village of Langenhoe. The property is approached via a shingle driveway with private off-street parking space for approximately five-seven vehicles and direct access to the: 

DOUBLE GARAGE: 17‘ 4" x 16‘ 5" (5.30m x 5.01m) With twin up and over doors to front, light and power connected and personnel door to side.

The gardens have been comprehensively landscaped with a solid oak pergola, a composite decked terrace with lighting, ideal for entertaining and directly linking with the open plan kitchen. A koi carp pond is set beyond with ample screening, a focal point within this versatile yet maintainable garden. Sleeper borders frame a range of mature border planting with established planting to rear and bespoke corner firepit. 

TENURE: Freehold 

SERVICES: Mains water, drainage and electricity are connected. Gas fired heating. NOTE: None of these services have been tested by the agent. 

AGENTS NOTE: - The property benefits from FTP fibre broadband.

- A monitored alarm system is installed.  

EPC RATING: C. A copy of the energy performance certificate is available on request. 

WHAT3WORDS: notice.rated.over 

LOCAL AUTHORITY: Colchester City Council. Rowans House, 33 Sheepen Road, Colchester, Essex, CO3 3WG. BAND: F 

VIEWING: Strictly by prior appointment only through DAVID BURR. 

NOTICE: Whilst every effort has been made to ensure the accuracy of these sales details, they are for guidance purposes only and prospective purchasers or lessees are advised to seek their own professional advice as well as to satisfy themselves by inspection or otherwise as to their correctness. No representation or warranty whatsoever is made in relation to this property by David Burr or its employees nor do such sales details form part of any offer or contract. 

BROADBAND SPEED: Up to 1000Mbps (source Ofcom).

PHONE COVERAGE: EE, O2 and Vodafone (source Ofcom).

NOTE: David Burr make no guarantees or representations as to the existence or quality of any services supplied by third parties. Speeds and services may vary and any information pertaining to such is indicative only and may be subject to change. Purchasers should satisfy themselves on any matters relating to internet or phone services by visiting https:checker.ofcom.org.uk.
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