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" Sowerbys are pleased to offer this superbly appointed four bedroom family home, enjoying spacious ground floor accommodation and generously sized gardens. Visitors to the property are sure to be impressed on their arrival; firstly, by the prominent solid oak front door (with stained glass panel) which leads into a striking Reception Hall which measures almost 30ft in length. To the left of the hall there is a door leading into the Dining Room which in turn is open-plan to the Kitchen, which comes complete with granite work surfaces and range oven. The Kitchen then opens up into the Breakfast area, which provides a wonderful vantage point to enjoy views of the recently re-landscaped rear gardens. The open-plan nature of this side of the ground floor makes it a delightfully social space, flowing from the front to the back of the property. To the other side of the hall, there is an impressive triple aspect Family Sitting Room with a spectacular brick-built fireplace. There is also a ground floor Cloakroom, Utility Room and walk-in Larder. A hand-built oak staircase from the Reception Hall leads to a Galleried Landing area, where there are doors to all four bedrooms and the Family Bathroom. The L-shaped Master Bedroom also enjoys en-suite bathroom facilities. Outside, there is extensive off-road car parking on the gravel driveway which leads to the detached double garage. Gated access to paths at both sides of the house lead to the delightful rear gardens which have been totally overhauled by the current owners and now include immaculately maintained lawns, various seating areas and an array of colour provided by the many specimen of plants, shrubs and trees. This exceptional family home has been further improved by the recent installation of high performance UPVC double glazed windows throughout and heating is achieved via a gas-fired central heating boiler.  

SAHAM TONEY The village is approximately nine miles from East Dereham , two miles from Watton and eight miles from Swaffham. Within the village there is a village shop/post office, a public house called the Old Bell, a hotel Broom Hall Country Hotel and the property is only about five minutes from the Richmond Park Golf Course. The village also has a Church of England Primary school, Parker's School with just over 100 pupils. The Church of St. Georges is a handsome flint building with a tower containing 6 bells and a clock. The Church has some very beautiful stained glass windows, the east window of the chancel portrays the Last Supper, this was a gift by the late Rev. W. H. Parker, who restored the whole building at considerable expense in 1864. There is a well used Sports and Social Club with a hard working committee that keep the sports grounds in excellent condition for football and cricket matches throughout the year, there is a small bar for members and their guests. 

ACCOMMODATION COMPRISES Paved ramp and steps leading up to timber canopied entrance with solid oak front door leading to... 

RECEPTION HALL 29' 7" x 6' 5" (9.02m x 1.96m) Impressive reception space with stairs leading to the first floor galleried landing and oak doors leading to the cloakroom, sitting room and dining room. Engineered oak flooring, useful understairs storage cupboard, UPVC double glazed window to side and central heating thermostat.
 

CLOAKROOM 6' 11" x 3' 2" (2.11m x 0.97m) Suite comprising of close coupled WC and contemporary glass basin set onto glass topped storage unit. Porcelain tiled flooring and obscured glass window to side.  

SITTING ROOM 25' 11" x 17' 3" (7.9m x 5.26m) Spacious family sitting room with breathtaking brick built inglenook fireplace with fuel effect gas fire at its centrepiece. This room enjoys a light and airy ambience with UPVC double glazed windows to both the front and side aspects as well as a pair of fully glazed UPVC double glazed doors opening onto the timber decking area. Engineered oak flooring, TV point, telephone point and underfloor heating controls.  

DINING ROOM 14' 8" x 10' 4" (4.47m x 3.15m) UPVC double glazed window to front aspect and engineered oak flooring. This charming dining room is open plan to the kitchen, divided partially by an exposed brick wall with timber support and stained glass panels.  

KITCHEN 15' 5" x 14' 7" (4.7m x 4.44m) Superbly appointed kitchen with 1.5 bowl Cristalite granite sink with glass drainer and filter tap over. Extensive selection of fitted base level and wall mounted units, incorporating a number of integrated appliances which include a NEFF dishwasher and Belling Range cooker with built in extractor hood as well as a basket shelf system and wine rack. Tiled splashbacks, recessed halogen spotlights, twin UPVC double glazed windows to side aspect, underfloor heating controls and telephone point. Opening to... 

BREAKFAST AREA 12' 4" x 11' 4" (3.76m x 3.45m) Another spacious family eating area with UPVC double glazed window to side and a pair of fully glazed UPVC doors opening onto the timber deck. Engineered oak flooring, eye level TV point and door to utility room and door to... 

WALK IN LARDER Useful additional storage area, housing central heating manifolds.
 

UTILITY ROOM 11' 4" x 6' 6" (3.45m x 1.98m) Single bowl composite sink with chrome mixer tap over set into work preparation surfaces with fitted base level units under. UPVC double glazed window overlooking the rear gardens, water softener, plumbing and recess for washing machine, wall mounted gas fired boiler providing central heating and hot water to the property. Central heating programmer, built in storage cupboard housing consumer unit, tiled flooring and UPVC side entrance door with obscured glass panel.  

FIRST FLOOR GALLERIED LANDING Spacious landing area with Velux roof light on rear elevation. Solid oak doors to all four bedrooms and family bathroom. Two built in storage cupboards; one with extensive timber slatted shelving, also housing a radiator, making this cupboard ideal for storage of bed linen and towels. The other built in cupboard houses Heatraesaida pressurised hot water cylinder, as well as further timber shelving. Central heating thermostat.  

MASTER BEDROOM 18' 10" max x 17' 4" (5.74m x 5.28m) Superb 'L' shaped master bedroom, benefiting from windows to both the front and rear of the house. The UPVC double glazed window to the front has been further improved by the installation of a sliding tertiary glazing panel and to the rear, the Velux roof light which overlook the rear gardens, has its own remote control opening handset. Part of the 'L' shaped bedroom, provides an ideal area for use as a dressing room with an internal door to... 

ENSUITE 9' 2" x 7' 2" (2.79m x 2.18m) Immaculately presented ensuite with roll topped bath with central chrome mixer tap on timber plinth, fully tiled cubicle with glass door and chrome shower over. Washbasin built into bathroom storage unit under UPVC double glazed window, enjoying views of the rear gardens and close coupled WC. Ceramic tiled flooring with matching tiles on the wall up to waist height which are neatly finished by a mosaic border. Heated towel rail.
 

BEDROOM TWO 15' 10" x 11' 1" (4.83m x 3.38m) Double bedroom with UPVC double glazed window to front, TV point, built in storage cupboard with double internal hanging space and radiator.  

BEDROOM THREE 14' 11" x 12' 0" (4.55m x 3.66m) Another double bedroom with UPVC double glazed window overlooking the rear gardens and twin Velux roof lights, also having the benefit of remote control handsets. Double access to eaves storage, TV point and radiator.  

BEDROOM FOUR 13' 8" x 7' 3" (4.17m x 2.21m) Currently used as a study, this room could also comfortably accommodate a double bed,. UPVC double glazed window to front, built in storage cupboard with internal shelving and hanging space, telephone point and radiator.  

FAMILY BATHROOM 10' 8" x 8' 4" (3.25m x 2.54m) Generously proportioned and immaculately presented family bathroom with suite comprising of panel sided corner bath with chrome mixer tap over, fully tiled cubicle with glass door and chrome shower over. Contemporary round bowl with chrome mixer tap set onto glass topped bathroom storage unit, close coupled WC, heated towel rail and chrome electric shaver point. Obscured glass window to side and Velux roof light on rear elevation. Ceramic tiled flooring and tiled walls to dado height with attractive border.  

DETACHED DOUBLE GARAGE 19' 11" x 18' 0" (6.07m x 5.49m) Twin roller garage doors, electric power and lighting. Timber side entrance door, roof truss storage space and painted concrete flooring. The garage building comfortably houses two vehicles, but is also an ideal space for use as a workshop.
 

OUTSIDE The property is approached from the roadside via a 5-bar timber gate which leads into a gravel driveway, which in turn leads to the detached double garage. The front boundary is indicated by a recently constructed picket fence, which also encloses a bed of plum slate which contains various roses and conifers. From the driveway there is a paved ramp, as well as steps up to the front door, with a paved path extending to either side of the property where there are gates leading to the rear. The grounds at the rear of the property were completely re-landscaped four years ago and were transformed from an expanse of unkempt grass into a pair of immaculately manicured lawns with a drainage system, that are separated by a trellis partition that is cloaked with established climbing plants with a central archway. Attractively planted borders frame the lawns, providing an array of colour via the many varieties of plants, trees and shrubs. Immediately at the rear of the house there is a charming timber deck, accessed through the Breakfast Room and Sitting Room, which provides a pleasant area for outside entertaining. From the deck, you can step down on to an Indian Sandstone terrace which provides further space to sit out and privately enjoy the garden. Throughout the overhaul of the rear garden, a network of paths was installed, extending around both sides of the house and also to the rear of the garden. Beyond this, there is further gated access to an enclosed open storage area. The rear gardens are predominantly enclosed by recently replaced timber fencing and there is also an outside tap. 

AGENT'S NOTE The hi-fi system that is hard-wired in to the dining room and breakfast room is available by separate negotiation 

ENERGY EFFICIENCY RATING C. Ref:- 0338-3066-6293-8489-2990  "