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" Loddon - 5.4 miles
Norwich - 7.7 miles
Bungay - 7.8 miles

An attractive CHARACTER PERIOD COTTAGE with 4 bedrooms presented in excellent condition, lovingly upgraded and located in an 'Area of outstanding natural beauty' overlooking the mere. It has versatility and provides a beautiful village lifestyle, which includes 2 reception rooms, a separate garden room with conservatory ideal for entertaining, large rear garden, carport and ample off road parking.

Accommodation comprises briefly:
• Entrance hall
• Sitting room
• Kitchen
• Dining room
• Utility room
• Garden room
• Conservatory
• Master bedroom with ensuite
• Guest Bedroom with ensuite
• Third & Fourth bedroom adjoining
• Family bathroom
• Car port & Store
• Ample Off-street parking
• Rear garden
• Beautiful views over the mere

The Property
This character cottage would suit a variety of purchasers and is situated in a much sought after location in Brooke. One approaches the property via the shingle driveway stepping into the welcoming entrance hall, which is spacious and has an under stairs cupboard and doors leading off to the sitting and dining rooms. The sitting room is dual aspect and has a reclaimed wooden floor with the brick fireplace and wood burner the central focal point of the room; and a storage cupboard is to the side of the fireplace. Returning via the entrance hall and you enter the dining room with ample room for a dining table and chairs ideal for entertaining family & friends. Adjacent to the dining room is the kitchen fitted with a range of country style cream wall and base units, one and a half bowl stainless steel sink, 'Smeg' oven and ATAG ceramic hob, space for a fridge freezer and dishwasher. The utility room has a cupboard ideal for storing coats and boots; space for a washing machine, tumble dryer, additional fridge/freezer and has a 'Butler' style sink, there is a door to the front of the property and a door to a secluded rear courtyard area with space for a table and chairs. The vaulted ceiling guest bedroom is entered via the open plan ensuite area fitted with WC, separate shower cubicle and a contemporary glass bowl sink, the bedroom is separated by shelving and cupboards are fitted to the wall for additional storage, French doors lead to the secluded courtyard area concluding the ground floor accommodation. Separate to the main house but adjoining the car port is a door to the garden room which is a superb spacious retreat fitted with a wood burner and has a large cupboard for storage; there is a conservatory with plenty of room for table and chairs enjoying views over the rear garden. This room is perfect for entertaining family and friends and provides superb extra living space to the main house.
On the first floor located off the landing is the spacious master bedroom which is dual aspect and enjoys scenic views over the mere. It has an abundance of character with vaulted ceiling, beams and wood floor with a separate ensuite fitted with shower cubicle, hand wash basin, WC and a skylight providing natural light. The family bathroom is fitted with a bath, WC and a hand wash basin with skylight and solid wood floor. Bedroom 3 is also a double and again has the vaulted ceiling giving a great sense of light & space, and has a built-in cupboard. Off this bedroom is the fourth bedroom/study which also has a built-in cupboard and window overlooking the rear of the property.

Outside
The property is approached via the shingle driveway providing off road parking for several vehicles. This leads to the car port will cover two cars and can also be used to store wood. A store shed which forms part of the car port is ideal for storing bikes and tools. Leading from the end of the drive are the doorway to the family room and a side gate to the rear of the property. The rear garden has a decking area which surrounds the conservatory and is an ideal position for 'alfresco' dining. The garden is mainly laid to lawn and has a variety of mature trees and shrubs with raised borders and vegetable patches including a shed, greenhouse and panel fencing down one side and a mature hedgerow on the other making it safe for young children

Location
The house is situated in the very popular village of Brooke. Brooke has a variety of village amenities including primary school, a village store/Post Office, Spurgeon's Farm complex with butchers, hairdressers, florists, vet and farm shop, two public houses, the Mere and a tennis club. There is an active community with many events organised throughout the year. Buses run regularly to Norwich and Bungay. Loddon and Bungay nearby market towns offer further shops and facilities. The Cathedral City of Norwich is 8 miles to the north and provides a full range of cultural and commercial facilities, including a mainline train link to London Liverpool Street (approx 154mins).

Fixtures and Fittings
All fixtures and fittings are specifically excluded from the sale, but may be available in addition, subject to separate negotiation.

Services
Oil fired central heating and hot water. Mains drains and electricity.

EPC Rating: TBA

Local Authority
South Norfolk District Council
Tax Band: D
Postcode: NR15 1JW

Agents Note
It is offered subject to and with the benefit of all rights of way, whether public or private, all way leaves, easements and other rights of way whether specifically mentioned or not.

Tenure
Vacant possession of the freehold will be given upon completion.
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