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" A beautifully spacious Victorian cottage, formerly part of the Flixton Hall Estate, with two double bedrooms, sitting room with wood burner, kitchen, conservatory, family bathroom, garage and off-road parking, brick outbuilding and large office all within a wonderfully tranquil garden backing onto woodland.

Accommodation comprises briefly:
Entrance Porch
Sitting Room
Kitchen
Pantry
Conservatory
Two Double Bedrooms
Family Bathroom
South Westerly Garden backing onto Woodland
Garage and Off Road Parking
Private Office and Brick Outbuilding

The Property
One enters the property into the welcoming entrance porch with the original tiled floor and charming bench seat attesting to its Victorian heritage. The original floors are continued through to the generous dual aspect sitting room which features exposed beams, high ceilings which are found throughout and a wood burning stove with an exposed brick surround. Off the sitting room can be found the functional kitchen with the pantry found under the staircase. A porcelain one and a half bowl sink with drainer sits beneath a window looking out into the bright conservatory and a Smeg integrated oven can be found below the induction four ring hob. Pale wood units line the kitchen with matching wall units found above and a speckled laminate worktops finishes the room off. Passing the staircase lies the wonderful double glazed conservatory which opens out into the lovingly maintained garden. Despite being a recent addition, the wood frame conservatory has been sympathetically finished with a wonderful feature made of the original well and a tiled floor in keeping with that of the sitting room. A charming window is found at the top of the staircase which floods the landing with natural light and together with the high ceilings, creates a spacious feel. The family bathroom follows off the stairs with a contemporary white suite featuring a bath with shower overhead, crisp white tiled splash backs and a large airing cupboard sitting across from the double glazed window. Across the landing from the bathroom is the large guest bedroom which benefits from a vast fitted wardrobe with wooden slat doors, exposed beams and enjoys views out across the garden and to the woodland beyond. The master bedroom is found at the end of the landing and holds a wealth of Victorian charm. An elegant Victorian fireplace welcomes one into this generous bedroom and is finished off with exposed beams and a double glazed window which provides views across the pretty front garden.


Outside
The property is approached by a driveway which leads up to the smart timber frame garage with lawn laid to either side. The front garden is mainly laid to lawn with a well maintained hedge enclosing it and a pathway leads past a wooden gate and to the entrance porch, through to the side of this pretty Victorian cottage. In front of the conservatory sits a brick outbuilding currently used for storage and for logs. A gravelled area can be found tucked behind the garage and across from the conservatory which serves well for outside entertaining and al fresco dining, which then leads past a charming brick wall which is lined by flowerbeds and opens out into the rest of the idyllic garden. This larger section of the garden is mainly laid to lawn with a variety of mature trees and shrubs lining the fence which encompasses the lawn. Found at the end of the garden is the large timber frame office which has French doors leading out to a decked area overlooking the large pond. This superb south-westerly garden backs onto woodland and serves as a wonderfully peaceful retreat.

Location
The pretty village of Flixton has a Public house and The Norfolk & Suffolk Aviation Museum and is located between the two market towns of Harleston and Bungay. The market town of Harleston provides all schools, nurseries, shops, Post Office, churches, doctor's surgery, dentist, restaurants and pubs. Bungay offers a good range of all the necessary amenities and shops, schools, antique shops, restaurants, The Fisher Theatre (now showing films) and leisure facilities including indoor swimming pool and golf club. The Cathedral City of Norwich is about 40 mins drive to the North and has a mainline train link to London Liverpool Street (1hr 54mins). Diss provides another mainline link to London and is 14 miles distant. The unspoilt heritage coastline of Suffolk with the lovely beaches of Southwold and Walberswick are a short distance away.

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

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

Agents Note
The property 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.

Services
Mains electricity, water and drainage connected. Oil fired central heating. EPC: F

Local Authority: Waveney District Council
Tax Band: C
Postcode: NR35 1NU  "