40a St. Andrews Place, Woodbridge, IP12 1PZ

Set within a well-regarded residential position in Melton, this modern detached home offers a thoughtfully arranged layout, combining bright, contemporary interiors with practical and energy-conscious living.

The property, built only 9 years ago, opens into a welcoming entrance hall with useful storage and a ground floor cloakroom.

From here, the accommodation flows through to a particularly impressive sitting and dining room, extending across the rear of the house.

This generous open-plan space is filled with natural light, enhanced by wide sliding doors that lead directly onto the garden terrace, creating an ideal setting for both everyday living and entertaining.

The kitchen is positioned to the rear, fitted with a range of modern units and work surfaces, providing a functional and well-presented space, white goods available Upstairs, the first floor offers three well-proportioned bedrooms.

The principal bedroom benefits from an en-suite shower room, while the remaining bedrooms are served by a modern family bathroom.

The layout is both versatile and well suited to a range of buyers, including families or those working from home as the third bedroom is fitted for an office.

Outside, the property enjoys off-road parking to the front via a driveway.

To the rear, the garden has been designed with ease of maintenance in mind, featuring a patio seating area and enclosed boundaries providing a good degree of privacy.

Further benefits include an air source heat pump, offering an efficient and more sustainable heating solution. A water softener.

Double glazed windows and doors, extremely energy efficient with an EPC rating of B. The agent understands the property is offered for sale freehold.

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.

Disclaimer 1. While Potter's Estate Agents 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 happy to check the position for you. 2.

Potters draft particulars are drafted on an "as is" basis approved by the client we represent.

We cannot guarantee that accuracy of the information disclosed or give any warranty as to suitability, fitness for purpose, completeness, or that any content is free of omissions or errors. 3.

A buyer is advised to obtain verification from their Solicitor in all circumstances.

Potters will not be liable for any legal expenses incurred without written permission in advance by the controlling directors. 4.

The measurements indicated are supplied for guidance only and cannot guarantee the accuracy of any description, dimensions, references to conditions, necessary permissions for use and occupancy and other details contained herein.

The prospective purchasers or tenants must not rely on them as statements of fact and must satisfy themselves as to their accuracy. 5. Potter's Estate Agents act on an "arm's length" basis.

We do not have any authority to make or give any representation or warranty or enter any contract whatever in relation to the property. 6.

Services: Please note we have not tested the services or any of the equipment or appliances in this property.

We strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase. 7.

Potter's Estate Agents will not be liable for any loss arising from the use of these particulars.

We have not tested any apparatus, equipment, fixtures and fittings sand therefore cannot verify that they are in working order or fit for the purpose. 8.

Potters are not solicitors and cannot give legal or financial advice.

We will not be liable for any legal or conveyancing cost if information is revealed by searches etc' that leads to the sale collapsing. 9.

The prospective purchasers or tenants must not rely on the particulars as statements of fact or representations and must satisfy themselves as to their accuracy. 10.

Photographs will only show certain parts of the property and assumptions should not be made in respect of those parts of the property that have not been photographed.

(Items or contents shown in the photographs are not included as part of the sale unless specified otherwise) It should not be assumed the property will remain as shown in the photograph.

Photographs are taken using a wide-angle lens.

EPC Rating: B Location Melton is a well-connected and popular area located just outside the market town of Woodbridge, offering a blend of convenience and access to the surrounding Suffolk countryside.

The area benefits from a range of local amenities including shops, schools and a railway station providing links to Ipswich and beyond.

Woodbridge itself offers a wider selection of independent retailers, cafes and restaurants, along with attractive riverside walks along the River Deben.

Road connections are also favourable, with easy access to the A12. Hall Spacious hall with stairs to first floor.

Fitted cupboard with access to underflow heating Sitting Room/Dining Room (7.21m x 4.77m) Kitchen (2.81m x 3.14m) Fully fitted range of matching units with fitted oven and hob, white goods available.

Hatch to lounge/diner, window to rear aspect. WC Ground floor cloakroom with w.c and basin. Store Stairs to first floor. Access to ground floor rooms Landing Access to first floor rooms.

Principal Bedroom (3.38m x 4.40m) Window to front aspect, built in wardrobes. Door to en suite.

En-Suite (2.28m x 1.02m) Fitted with walk in shower, w.c, basin Bedroom 2 (2.95m x 3.85m) Window to rear aspect. Bedroom 3 (3.62m x 2.98m) A good sized single room, at present fitted as an office.

Window to front aspect. Bathroom (1.72m x 2.98m) Fitted with bath with shower over, basin and w.c. Window to rear aspect. Garden An easy to keep private garden to front, side and rear.

Laid to slate and decked area. Air source heat pump.