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SUMMARY
Situated in an elevated position in a non estate location an opportunity to purchase an attractive older style four bedroom detached cottage requiring further modernisation and updating. Planning consent has been granted for the erection of a substantial extension.


DESCRIPTION
Situated on a site extending to over half an acre, the house could easily be brought back to a comfortable home or extended to provide up to 2800sq/ft of accommodation. The design of the extension which has planning permission, takes advantage of views over the nature reserve, as well as providing exceptionally well presented living accommodation. The garden has limitless potential for development, especially for somebody looking for the "good life". Pedestrian access is via a winding path, fully equipped with working Victorian / Edwardian lamp standards. The upper block, or woodland is host to many mature Beech and Yew trees with large cleared area in the centre suitable for the odd family game of cricket. Alternatively it could be planted out to form a true woodland area. Details of the planning permission can be found on North Herts website www.north-herts.gov.uk then go to popular pages, "planning" and enter 09/00892/188 or the postcode SG8 9EB.

Part Glazed Front Door 
to:

Entrance Hall 
Doors to:

Lounge 17' 10" x 11' ( 5.44m x 3.35m )
Two radiators. Open fireplace.

Inner Hallway 
Stairs to first floor.

Dining Room 12' 8" x 10' 5" ( 3.86m x 3.18m )
Radiator.

Rear Hallway 
Door to outside. Understairs storage cupboard.

Cloakroom/wc 
with high flush w/c.

Kitchen 14' 6" maximum x 12' 10" maximum

( 4.42m maximum x 3.91m maximum )
Door to outside. One and a half bowl sink unit with cupboards under. Radiator. Wall mounted gas boiler.

Bathroom 
with white suite comprising pedestal wash and basin, panel enclosed bath. Part tiled walls. Radiator.

First Floor/ Landing 
Access to loft space. Doors to:

Bedroom One 11' 10" x 9' 2" ( 3.61m x 2.79m )
Radiator.

Bedroom Two 10' 5" x 8' 6" ( 3.18m x 2.59m )
Radiator.

Bedroom Three 8' 9" x 8' 3" ( 2.67m x 2.51m )
Radiator.

Bedroom Four 8' 10" x 7' 3" ( 2.69m x 2.21m )
Radiator.

Outside 
The property stands on a substantial mature tree lined plot approaching 3/4 acre. A driveway has been constructed giving access to rear but currently requires surfacing. Front garden laid to lawn with mature shrubs. Large side garden with many mature trees and potential for further development subject to planning permission. The property backs onto a nature reserve.

Agent's Note 
Early inspection of this extremely rarely available property in Royston town centre is strongly recommended to avoid disappointment.



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.