1, Picotts Place, Colchester, CO7 7FN

**guide price £675,000 - £695,000** Part of our Signature Collection, this spacious four bedroom detached house was constructed by highly-regarded local developers, Vaughan & Blyth.

Occupying a delightful position, nestled amongst houses of a similar stature, the accommodation has been thoughtfully arranged to create a wonderful family home.

The open-plan kitchen/breakfast room is a light and airy entertaining space, with French doors leading to the wrap around garden. To the front is a garage and the driveway provides off-road parking.

The front door opens to the entrance hall, with stair flight to the first floor and a handy storage cupboard below.

The front-facing study provides an excellent work from home space and the generous sitting room has an attractive central fireplace with inset stove and display mantle.

The well-appointed kitchen/breakfast room is comprehensively fitted with a range of high-quality units, with French doors leading out to the garden - which is ideal for alfresco dining.

There is a stylish kitchen island/breakfast bar providing ample storage, with an inset hob with cooker hood above, built-in oven and microwave oven, and an integrated fridge/freezer.

The utility room houses the gas boiler and there is a door leading into the cloakroom, with a low level WC and wash basin.

On the first floor, the landing provides access to the loft space and there is a cupboard housing the hot water tank.

The principal bedroom is a large double, with an ensuite shower room comprising a large walk-in shower cubicle, wash basin and low level WC.

There are three further well-proportioned bedrooms and a family bathroom with a panelled bath, wash basin, separate shower and a WC.

Outside Access to the property via a shared driveway leading to the rear of the property where there is a private driveway giving access to the garage with EV charging point.

There are attractive wrap around gardens providing lovely seating areas ideal for alfresco dining and entertaining.

To the front of the property is a partially lawned garden area with established flowerbed.

Location The highly regarded village of Ardleigh offers a lovely blend of rural tranquility and countryside walks and is also convenient for local amenities, pubs, restaurants and schools.

For the commuter, Manningtree Railway Station is close at hand and there is straight forward access to Colchester, with its excellent range of shopping and recreational facilities.

Colchester mainline station also provides direct links to London Liverpool Street, and the A12 can be accessed in either direction via Langham. Directions Please use postcode CO7 7FN for Satnav.

Important Information Council Tax Band - F Services - We understand that mains water, drainage, gas and electricity are connected to the property.

Tenure - Freehold EPC Rating - B Ref - COL260574/gb Agents Note There is a pump house to the front of the property which is shared with the neighbouring properties of which there is an annual charge of around £40 per house.