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" Howards are pleased to offer this 3/4 bedroom semi-detached ex local authority house set in this highly prized location of Church Close within Arminghall. Set on what must be the most enviable plot on the close, this property stands on substantial gardens and has stunning rural views to green belt land to the rear. The house itself has its own extremely well proportioned gardens that lend itself well for family use and also could offer further scope for extensions (if required). The house itself has been totally renovated throughout over recent months. Details have included rewiring entire property, replastering entire property, redecorating and recarpeting throughout, brand new kitchen and fully fitted white family bathroom suite. Some updating to the oil fired central heating system and improvements to the double glazing. The layout offers a total of four ground floor reception rooms these comprise of a sitting room, dining room, a lean-to garden room and a fourth reception room that could be used for home office, playroom or occasional bedroom 4 purposes. This particular property also benefits from a brand new fitted kitchen/breakfast room with garden views. The first floor offers a total of three bedrooms, all of which can be used for double bedroom use and a fully refitted family bathroom. We would highly recommend viewing this family home to fully appreciate its stunning setting. The property is also offered with the added advantage of having no onward chain.

Timber and obscured glazed front door through to: ENTRANCE HALLWAY 15n++5 x 6n++9 max. With double radiator, rear aspect window, staircase to first floor with understair recess, original four panel doors through to sitting room, playroom/study/occasional bedroom 4, dining room and: PANTRY Original pantry with cold shelf and rear aspect window, however, many of these types of properties have converted this to a down stairs cloakroom

(if desired). SITTING ROOM 11n++5 x 13n++9 minus chimney breast With original marble tiled fire surround, front aspect wood grain effect double glazed window, double radiator, TV point, smooth finish ceiling, coving. STUDY/PLAYROOM/SECOND SITTING ROOM/OCCASIONAL BEDROOM 4 11n++5 x 11n++1 minus chimney breast Dual aspect room with both front and side aspect wood grain effect uPVC double glazed windows offering garden views, TV point, smooth finish ceiling, coving, cupboard housing the Wallstar oil fired central heating boiler serving domestic hot water and central heating throughout the property, double radiator, four panel door through to storage housing the modern updated electrics and fireplace with marble fire surround and fireplace. DINING ROOM 10n++3 x 6n++8 With double radiator, smooth finish ceiling, coving, rear aspect window and doorway through to:

KITCHEN BREAKFAST ROOM 19n++10 x 6n++4 Kitchen area has a range of brand new fitted base units in a high gloss white finish with brushed chrome style handles and grey granite effect roll top work surfaces, brand new inset stainless steel single drainer sink, space for four under counter appliances incorporating plumbing for washing machine, integral new black and brushed chrome electric oven set beneath a four ring brushed chrome electric hob set within work surface beneath extractor fan with inset lighting. White tiled splash backs, Oak effect laminate flooring, opening through to area at rear where there is space for table and chairs, double radiator and rear aspect wood grain effect uPVC double glazed windows offering garden views, smooth finish ceiling and coving. Timber and glazed door through to: LEAN TO SUNROOM 18n++3 x 12n++3 Being of timber and glazed construction with triple poly carbon roof, outside radiator, timber and glazed French style doors through to drive and garden. Outside power. FIRST FLOOR LANDING Original staircase to first floor has wood grain effect uPVC double glazed window to rear aspect offering outstanding rural views, landing area has smooth finish ceiling, coving, access to loft void, original four panel doors through to bedrooms 1, 2, 3 and family bathroom. MASTER BEDROOM 11n++5 x 13n++9 narrowing to 12n++7 from in front of chimney breast and from in front of original four panel door through to airing cupboard with prelagged hot water tank and slatted shelving. Front aspect uPVC double glazed window and radiator. BEDROOM 2 11n++5 x 11n++5 narrowing to 9n++5 from in front of original four panel door through to storage cupboard which could used as wardrobe or fitted with shelving. This room has smooth finish ceiling, coving, radiator, front aspect wood grain effect uPVC double glazed window. BEDROOM 3 10n++4 x 6n++9 with radiator, original picture rail, smooth finish ceiling, rear aspect wood grain effect uPVC double glazed window offering stunning garden and field views beyond. FAMILY BATHROOM 8n++ narrowing to 5n++1 x 6n++9 With a brand new three piece fitted suite in white comprising of bath with Triton T70 GSI electric shower over on riser rail in white tiled shower area with glass cubicle door, close coupled WC with continental style flush and pedestal wash hand basin with chrome coloured monobloc mixer tap with push down waste, tiled splash backs in white tiles, radiator, smooth finish ceiling with coving, inset spotlights and extractor fan, obscured side aspect wood grain effect uPVC double glazed window.

OUTSIDE The property benefits from having a substantial front garden area which has been carefully laid to lawn with a range of mature plants, trees and shrubs plus gravel driveway with further garden area set to the side and two wrought iron gates to the front. The gravel driveway leads up to the side of the property where there is a large gravel area creating ample opportunity for garaging, further extension or just parking for possibly up to eight vehicles and/or standing for caravan, boat, etc. Oil storage tank. The garden then has pathway down to the rear with two areas of lawn set to either side as formal gardens enclosed by a wide range of roses, plants, trees and shrubs. Towards the rear of the garden is an area that previously had been used for vegetable cultivation and greenhouse use and now has been cleared plus an area with small feature pond. The garden is enclosed by mature hedging and a mixture of fencing and backs to protected green belt land therefore offering outstanding rural views. DIRECTIONS FROM THE PORINGLAND OFFICE, LEAVE OF THE OFFICE HEADING TOWARDS NORWICH AND LEAVE THE VILLAGE OF PORINGLAND. ON APPROACHING THE RIGHT HAND BEND TURN LEFT SIGNPOSTED ARMINGHALL FOLLOW THIS ROAD ALONG AND TURN RIGHT INTO CHURCH CLOSE AND THE PROPERTY WILL BE FOUND MARKED BY A FOR SALE BOARD.



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