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" Diligently designed by the present owners in 2012 to afford the ultimate in family living, discover the semi rural delights of Little Epps, an utterly unique and breath taking home only five minutes from major transport links.

Accessible rural refuge
Pull off Village Lane and through wrought iron electric double gates, where the peace and privacy of Little Epps awaits. Reputedly named in honour of the former Epps Potato Farm, wrapped up in woodland and fields, Little Epps is surrounded by a combination of greenbelt and conservation area.

Little Epps has been built to the highest of standards, with keen consideration given to environmental aspects. Replete with an Air Source Heat Pump and Rainwater Harvesting System, Little Epps was built with future proofing in mind. Extending to 3527 sq. ft of living space in total, over two levels, Little Epps offers the ultimate in contemporary family living.

Impressive arrival
Smooth, manicured lawn accompanies the driveway as it curves around, arriving at a large parking area set before a double garage. Sense the serenity of the setting instantly, as bird song resonates amongst the mature trees.

Make your way to the main entrance, sitting in the centre of the building, and step inside, into the porch, where an internal door opens to the galleried entrance hallway.

A warm welcome
Feel the warm welcome from the underfloor heating, which runs throughout the home. Cosily carpeted, the open and spacious entrance hall sets the scene for a home where airiness and light are paramount.

Ahead, discover the lounge, a comfortable and relaxing room dressed in neutral, contemporary tones, ideal for quiet nights in. Built in speakers feature in every downstairs room at Little Epps and also outdoors an entertaining haven, easily accessed via French doors.

Returning to the entrance hall, turn right to arrive at the heart of the home; the open plan kitchen family room.

The heart of the home
Awash with light, the impressive, vaulted ceiling creates an incredible airy openness, to the sizeable room, as daylight is drawn in through Velux windows, bifolding doors and a trapezium of windows above. Supremely sociable, the kitchen opens up to a family lounge area where a bespoke media unit houses the 65 television and other entertaining essentials. Built in speakers feature in every downstairs room. Perfect for big sports games and unwinding after dinner, cosily carpeted underfoot, this area also has French doors opening to the substantial patio.

Seamless flow
In the main kitchen, practically and elegantly designed, appliances include two main ovens, a steamer combi and microwave combi oven, dishwasher, induction hob with extractor over, large full size fridge and undercounter drinks fridge and three drawer freezer. Amtico flooring extends underfoot with Corian worktops providing plenty of preparation space, whilst the tempered glass faced cabinets house an abundance of storage space. The central island is an impressive focal point, set beneath the apex of the vaulted ceiling and illuminated by a trio of stylish pendant lights. There is also a walk in pantry.

Tucked off the kitchen is the handy utility room, with Amtico tiling underfoot and a pulley airer overhead. Thanks to the impressive underfloor heating throughout the home, clothes dry in no time. Conveniently close to the garage, the utility room serves as a handy day to day entrance, with access also to the downstairs cloakroom with washbasin and WC.

Feast your eyes
Returning to the entrance hall, make your way to the master ensuite bedroom. Sumptuously sized, carpeted in light stone and with an impressive feature head to the super king size bed, light streams in through French doors which provide sublime views out over the garden, and offer instant access out onto the patio. Windows either side of the bed also ensure a constant flow of light. Follow the smooth flow of this superior bedroom into the dressing room, furnished to the highest of standards with wardrobes and drawers, with mirrored doors opening to reveal further storage, shelving, rails and fitted tie racks. Spotlighting is perfectly positioned to cast illumination at precision points for ease of use.

Beyond, continue through to the substantially sized ensuite, furnished with wet room walk in shower containing rainfall head and handheld attachment. A large burnt orange vanity unit, topped in marble, containing cupboards, drawers and twin wash basins, with shelving and mirrors above, is well illuminated by spotlighting. There is also a WC. Tiled to the walls and underfoot, sense the high quality finish of this bespoke bathroom.

Across from the master suite peek into the handy study, overlooking the front of the home, before returning to the entrance hallway and taking the oak and glass staircase up to the first floor.

Immediately on the left is a large storeroom with high vaulted ceiling ideal for all your Christmas decorations and suitcases. Consider adding a dormer window, subject to planning, to transform this into a fifth bedroom.

Versatile spaces
Next, making your way to the rear of the home, discover the spacious and light filled second master suite, currently used as an office, where full height windows and French doors with internally fitted blinds a motif repeated throughout the home open to a decked balcony where glass balustrades allow unbroken views over the impressive garden and countryside beyond. With space for a super king sized bed, this room opens to a Jack n Jill bathroom which could easily be closed off to the other side , fully tiled and containing bath with shower, wash basin and WC.

Opening up from the Jack n Jill bathroom is a further double bedroom with fitted wardrobe, with verdant views towards the woodland.

Returning to the landing, discover a fourth double bedroom, the guest suite, with fully fitted wardrobes and peaceful woodland views from two windows, and overlooking the Japanese blossom trees to the front. This bedroom also contains a fully tiled, ensuite shower room with wall mounted vanity unit wash basin and WC.

Entertaining haven
Set upon a 1.4 acre plot, the garden is as much an entertaining space as the home, with a large flat lawn perfect for family use. Running the width of the home, the broad patio provides plenty of space for furniture, barbecues, pizza ovens, hot tub, fire pit and more. Spend summers entertaining and eating alfresco in the perfect privacy of Little Epps.

Whether dining in the family kitchen before the bifolding doors or on the patio, soak up the sensational and uninterrupted sunsets that move across the south west facing garden as the year progresses. So peaceful and private, beyond the mature trees and low hedge, fields roll endlessly on.

Grow your own in the allotment sized vegetable plot, perfect for growing anything from cut flowers to strawberries. There are two large sheds with benches to aid your green fingered endeavours and storage of gardening equipment.

OWNER QUOTE Spring is fantastic with the bulbs in bloom, hundreds of daffodils of different varieties flowering continuously throughout the season.

Near and far
Peaceful and private, yet perfectly connected, Little Epps is only five minutes from the main motorway network, connecting you to Manchester Airport in 20 minutes and Liverpool Airport in 30 minutes.

Rail connections are also convenient, with mainline intercity connections from Warrington Bank Quay, only five miles away, linking you to London.

Head into nearby Stockton Heath for all your shopping needs, whilst closer to home, there are several golf clubs close by including the Warrington Golf Club and Sandiway Golf Club near Hartford.

Peacefully set with woodland walks all around, wander along the tracks before arriving at The Partridge pub, a fantastic Christmas Day walk whilst dinner is roasting in the oven. Surrounded by farmers fields and with two fishing lakes on the north side owned by Lymm Anglers, enjoy the refreshing rurality of life at Little Epps.

Other local watering holes include the Chetwode Arms in the village, whilst Great Budworth and Stockton Heath are handy for meals out, both brimming with restaurants.

Perfectly placed for families, there are several excellent schools close by including the village primary school, which is within five minutes walk, feeding into the nearby Hartford Schools. In Hartford, independent schooling is also available at The Grange, whilst The Bridgewater Academy, near Stockton Heath, is less than 10 minutes down the road.

A home that grows with a family s needs, Little Epps is a delightful, spacious home in harmony with the countryside in which it sits.

** Whilst every effort has been taken to ensure the accuracy of the fixtures and fittings mentioned throughout, items included in sale are to be discussed at the time of offering ** "