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" Kudos Residential are proud to offer this immaculately presented detached family home, occupying a mature cul-de-sac location. Located on the fringe of the popular South Norwich village of Poringland, generously proportioned accommodation can be found throughout. Comprising of entrance porch and hall, sitting room with feature fire place, conservatory, cloakroom, dining room, kitchen/breakfast room and utility room to the ground floor. The first floor offers four double bedrooms including the master with built in wardrobes and en suite, and further family bathroom. To the rear, the gardens are landscaped, and laid to lawn. Gated access leads to front, with mature flower and shrub borders, with access to the adjoining double garage. 

Poringland is a thriving South Norfolk village located within three miles of the Cathedral City of Norwich and within close proximity to the Norfolk Broads. The village offers a variety of local amenities including schooling which feeds the high school within the adjacent village of Framingham Earl, shops including a supermarket, post office, food outlets, village pub and doctors surgeries. The village is well served with excellent transport links including regular bus services, with access to Norwich, Bungay and beyond. Recreationally there are a number of local walks, including Poringland Wood, a playing field, and a children's playbarn. The City of Norwich remains the main commercial, cultural, retail, entertainment and transport link for the county with trains running regularly from here to London, Cambridge and the rest of the country. 

DIRECTIONS Leave Norwich via the Trowse Interchange opposite the County Hall on the A146 signposted Lowestoft and Beccles. Just past the A47 Norwich by-pass junction, keep right and take the B1332 signposted to Bungay. After approximately two miles The Ramblers can be found on your right hand side, where the property can be found on the right hand side. 

The property is approached via a hard-standing driveway providing off-road parking for two vehicles with access leading to the main property, lawned front gardens and adjacent double garage.  

Obscure glazed entrance door to: 

ENTRANCE PORCH Laminate flooring, radiator, telephone point, double glazed window to side, coved ceiling, opening and door to: 

CLOAKROOM Two piece suite comprising of low level W.C., wall mounted hand-wash basin, tiled splash-backs, fitted carpet, radiator, obscure double glazed window to side, coved ceiling. 

ENTRANCE HALL Continued laminate flooring, radiator, stairs to first floor landing with storage cupboard under, thermostat heating control, coved ceiling, doors to: 

SITTING ROOM 21' 2" x 10' 10" (6.45m x 3.3m) Central gas coal effect fire with tiled hearth, fitted carpet, radiator x2, television point, double glazed window to front, coved ceiling, double glazed sliding patio door to: 

CONSERVATORY 9' 6" x 9' 3" max (2.9m x 2.82m) Of brick and timber construction with double glazed windows to side and rear, double glazed French doors to rear, vaulted ceiling with ceiling fan, tiled flooring, radiator, telephone point. 

DINING ROOM 10' 9" x 9' 10" (3.28m x 3m) Fitted carpet, radiator, dado rail, double glazed window to front, coved ceiling. 

KITCHEN/BREAKFAST ROOM 10' 10" x 10' 8" (3.3m x 3.25m) Fitted range of wall and base level units with complementary rolled edged work surfaces and inset one and a half bowl stainless steel sink and drainer unit with mixer tap over, tiled splash-backs, inset gas hob and built in electric oven (new) with extractor fan over, space for fridge/freezer and dishwasher, tiled flooring, radiator, dado rail, space for dining table, coved ceiling, electric fuse box, double glazed window to rear offering garden views, double glazed entrance door to side. 

UTILITY ROOM 5' 9" x 5' 9" (1.75m x 1.75m) Fitted range of base level units with complementary rolled edged work surfaces and inset stainless steel sink and drainer unit with mixer tap over, tiled splash-backs, space for washing machine, tiled flooring, radiator, newly fitted (September 2014) wall mounted 'A' rated gas fired central heating boiler and timer controls, dado rail, double glazed window to rear, coved ceiling. 

STAIRS TO FIRST FLOOR LANDING Fitted carpet, built in airing cupboard housing hot water tank and storage shelving, coved ceiling with loft access hatch, doors to: 

MASTER BEDROOM 10' 10" x 9' 9" (3.3m x 2.97m) Fitted carpet, radiator, double glazed window to front, built in double wardrobes with sliding mirrored doors, television and telephone point, coved ceiling, door to: 

EN-SUITE White three piece suite comprising of low level W.C., hand-wash basin set within vanity unit with storage cupboard under and mixer tap over, shower cubicle with thermostatically controlled shower, tiled walls, laminate look flooring, heated towel rail, shaver point, obscure double glazed window to front. 

DOUBLE BEDROOM 10' 10" x 8' 9" (3.3m x 2.67m) Fitted carpet, radiator, double glazed window to rear, television and telephone point, coved ceiling. 

FAMILY BATHROOM White three piece suite comprising of low level W.C., pedestal hand-wash basin with mixer tap, panelled bath with mixer tap, thermostatically controlled shower and glazed shower screen over, tiled walls, laminate look flooring, heated towel rail, obscure double glazed window to rear. 

DOUBLE BEDROOM 9' 11" x 9' 4" max (3.02m x 2.84m) Fitted carpet, radiator, double glazed window to rear, television and telephone point, coved ceiling. 

DOUBLE BEDROOM 11' x 10' 11" (3.35m x 3.33m) Laminate flooring, radiator, double glazed window to front, television point, range of fitted bedroom furniture including storage shelving and vanity unit, coved ceiling. 

OUTSIDE REAR Leading from the conservatory is a landscaped mature lawned garden with enclosed timber fence boundaries and range of well stocked flower and shrub borders. A delightful timber decked area can be found to the far corner. The garden provides ample space for entertaining and alfresco dining whilst the garden also enjoys gated access to the front driveway and access to the adjoining double garage. Furthermore an outside water supply can be found together with further mature shrubbery and trees including an apple tree. A timber built shed provides storage and outside security lighting is also provided.  

DOUBLE GARAGE 16' 9" x 15' 7" (5.11m x 4.75m) Up and over door to front, storage above, window to rear, door to rear, power and light. 

AGENTS NOTE Potential purchasers should be aware that it is understood outline planning permission has been gained to build residential dwellings to the rear of the property. For further information please contact our office.  "