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" Sowerbys are pleased to offer this superbly presented character cottage, occupying a mature plot of around 0.35 acres (sts) with river frontage in the well-served village of Necton. The property is situated towards the south of the village on the way to Holme Hale, with easy access on to miles of countryside walks. The property has been wonderfully maintained and sympathetically refurbished, with the more modern fixtures and fittings complementing the existing charm and character of the building. The property is deceptively spacious with around 1,750 square feet of internal floor space. The accommodation on the ground floor briefly comprises entrance hall, 20' sitting room with open fire, 29' conservatory/dining room, 30' kitchen/breakfast room, guest bedroom with wood burner, shower room and laundry; whilst on the first floor there are three bedrooms, en-suite shower room and the family bathroom arranged around the landing. Outside, there is generous off-road parking to the front and side of the house with gated access to the delightful rear garden which houses a timber summer house, which is fully insulated and used as a home gym/study, on a decked entertaining area. The garden is mainly laid to lawn, interspersed with mature trees, which leads down to a stream which defines the eastern boundary.  

NECTON Necton is a busy village situated between Swaffham and Dereham. The village has a local shop, post office, butchers, hair dressers, doctors surgery, public house and first school, with further amenities being just a short drive away in Swaffham. Swaffham is a thriving and historic market town. There is an extensive range of local amenities including shops, pubs and restaurants together with a variety of leisure and sports activities including an excellent Golf Club. The town has an extremely popular Saturday market and many interesting historic buildings including the parish Church and 'The Buttercross'.
 

ACCOMMODATION COMPRISES:- Covered entrance canopy with timber front door opening to… 

ENTRANCE HALL Doors to either side opening to the sitting room and guest bedroom. 

SITTING ROOM 20' 11" x 12' 2" (6.39m x 3.72m) A superbly proportioned main reception room which originally would have been two rooms. A brick-built open fireplace and a range of exposed timberwork provide the room's main focal point. Timber frame double glazed windows to front and side, two radiators and glazed doors opening to the dining room. 

DINING ROOM 29' 1" x 10' 11" (8.89m x 3.33m) A most impressive and brightly lit area at the centre of the ground floor. Expansive glazing at either side including double doors opening to the driveway and garden, under a polycarbonate panelled roof with fitted blinds. Slate tiled flooring, radiator and doors to the kitchen/breakfast room and laundry room. 

KITCHEN/BREAKFAST ROOM 30' 1" x 8' 3" (9.19m x 2.52m) A stylishly appointed room at the rear of the ground floor with a range of cream shaker style units arranged in a U shape under fitted work surfaces at one side of the room. Within this area there is also a 1.5 bowl stainless steel sink unit with mixer tap set into the worktops as well as space for a Rangecooker with extractor hood and integrated appliances which include a refrigerator, freezer and dishwasher. A window seat is built below one of two UPVC double glazed windows which overlook the rear garden alongside a cream enamelled wood burning stove with an exposed flue and brick surround. At the opposing end of the kitchen/breakfast room are a further range of storage units as well as a breakfast bar with a single sink unit and double doors which open to the rear garden. Throughout the room there are exposed timber rafters and travertine tiled flooring. Doors to ground floor shower room. 

SHOWER ROOM A neatly appointed shower/wet room with tiled walls and flooring. Suite comprising chrome shower, pedestal washbasin and close coupled WC. Heated towel rail and obscure glass window to side.  

GUEST BEDROOM 12' 2" x 12' 1" (3.71m x 3.69m) A versatile ground floor room, currently used as a guest bedroom but equally suitable for use as a dining room, snug or study. Wood-burning stove set into the original fireplace with a pamment tile hearth provides the room's main focal point, along with a timber frame double glazed window to front, radiator and a door to the laundry. 

LAUNDRY 8' 2" x 12' 3" (2.49m x 3.75m) A neatly presented laundry/utility with a length of fitted work surface incorporating a single bowl porcelain sink unit with a mixer tap. Plumbing and space for a washing machine and tumble dryer beneath the worktops, along with a range of built-in storage cupboards providing useful shelving space. Tiled flooring, understairs storage recess, inner doors to dining room and a staircase rising to the first floor landing. 

FIRST FLOOR LANDING Corridor style landing with a timber frame double glazed window on the gable wall, access to loft space and doors to all three bedrooms and the family bathroom. 

BEDROOM ONE 12' 6" x 12' 1" (3.83m x 3.69m) A beautifully presented double bedroom with exposed timberwork, timber frame double glazed window to front and radiator. Door to en-suite. 

EN-SUITE Comprising glass sided shower enclosure and washbasin built over vanity unit. Tiled flooring. 

BEDROOM TWO 12' 8" x 12' 4" (3.88m x 3.76m) Another double bedroom with a fitted sink over a vanity unit, timber frame double glazed window to front and radiator. 

BEDROOM THREE 10' 9" x 8' 5" (3.29m x 2.58m) Another stylishly presented bedroom with a range of exposed timberwork in the walls and ceiling. Timber frame double glazed window to front, radiator and door to a storage cupboard which also houses the gas fired boiler. 

FAMILY BATHROOM 10' 8" x 5' 5" (3.27m x 1.67m) A fully refurbished bathroom with suite comprising a P-shaped bath with curved glass screen and shower over, vanity/storage unit incorporating a washbasin and WC with a concealed cistern. Timber frame double glazed window to rear, chrome heated towel rail and tiled flooring with underfloor heating.  

OUTSIDE The grounds extend to approximately 0.35 acres (sts) and are accessed over a shingle driveway which provides generous off road car parking for at least four vehicles. Gated access at either side leads through to the impressive rear garden which is predominantly laid to lawn with two large established oak trees which leads down to a stream at the bottom of the garden which defines the eastern boundary. There are a number of storage buildings and sheds throughout the grounds as well as a superb fully insulated timber summerhouse which currently serves as the owner's home gymnasium/study which comes complete with electrical power and lighting and a serving hatch onto the timber deck and integrated lighting. This area provides a wonderfully private and weather-friendly entertaining area. 

SERVICES CONNECTED The property is connecting to mains drainage, electricity, gas and water supply. 

COUNCIL TAX Band E. 

ENERGY EFFICIENCY RATING E. Ref:- 8168-6517-4550-2534-7092
To retrieve the Energy Performance Certificate for this property please visit https://www.epcregister.com/ and enter in the reference number above. Alternatively, the full certificate can be obtained through Sowerbys.  "