Rectory Road, Edgefield, Melton Constable, Norfolk, NR24 2RJ

_________ GROUND FLOOR - Entrance hall and boot room area - Open plan kitchen, dining and living space - Snug / bedroom with en-suite shower room __________ FIRST FLOOR - Large master bedroom with walk in wardrobe and storage - Double bedroom - Bathroom __________ OTHER - Inside/outside living - Underfloor heating both upstairs and downstairs - Air source heat pump - Double glazed windows - Recently renovated to a high standard __________ OUTSIDE - Driveway providing ample off road parking for up to 5 vehicles - Front cottage style garden with lawn - Rear landscaped garden - 1 large shed / workshop with double opening doors - Shed - Raised vegetable beds - Outdoor shower - Undercover BBQ and entertaining area __________ ADDITIONAL FEATURES Utilities - Water supply: mains - Electricity: mains - Heating: Wet underfloor electric ran via air source heat pump - Drainage: mains - Broadband connection: FTTC - Parking: Off road Rights and Restrictions - Private rights of way: No - Public rights of way: No - Listed Property: No - Restrictions: No - Easements: No - Conservation area: No Risks - Flooded in last 5 years: No - Flood defences: None - Source of flood: None __________ TENURE & LAND REGISTRY Freehold __________ LOCAL AUTHORITY North Norfolk – Council Tax Band B __________ EPC RATING EPC C __________ DESCRIPTION The welcoming entrance hall provides an abundance of built-in storage, including a dedicated space for the washing machine.

From here, the property opens into a bright and spacious open-plan kitchen, dining and living area, where two skylights fill the space with natural light.

The contemporary kitchen has been finished to a high standard, featuring a Bosch induction hob with extractor fan above, two Bosch self-cleaning ovens, an integrated fridge-freezer, dishwasher, traditional butler sink, central island and generous cupboard space.

The dining area provides an ideal setting for entertaining, while bifold doors open onto the undercover BBQ and seating area, bringing the outdoors in.

The adjoining sitting area centres around a wood-burning stove, offering a cosy retreat during the colder months and French doors opening onto the front patio and lawn in the warmer months.

A separate snug provides a versatile additional room, ideal as a home office, second sitting room or bedroom, with the added benefit of an en-suite shower room.

Underfloor heating throughout both floors adds an extra touch of comfort and luxury. Upstairs, the spacious master bedroom offers a peaceful retreat, complete with walk-in wardrobe and cupboard space.

A further small double bedroom benefits from built-in storage, making it ideal for guests or family. Both bedrooms enjoy views over the open countryside.

The family bathroom is finished with a beautiful combination of traditional and contemporary features, including an impressive roll-top bath and a separate walk-in shower.

__________ OUTSIDE The beautifully landscaped rear garden is a particular highlight, with an abundance of flowers, carefully arranged planting and charming seating areas.

Designed to be enjoyed throughout the seasons, it offers a wonderful balance of relaxation and outdoor living.

Space for a hot tub and outdoor shower provide the perfect place to unwind, while the covered barbecue and dining area creates an inviting space for entertaining friends and family.

Accessed directly from the kitchen through bifold doors, this sheltered area also features fittings for a hammock, making it ideal for leisurely afternoons and relaxed summer evenings.

The garden further benefits from two useful sheds, one with electricity, as well as a dedicated kitchen garden with raised vegetable beds and a space for a greenhouse (greenhouse maybe available by separate negotiation)— perfect for those who enjoy growing their own produce.

To the front, a neat lawn with established beds and a paved patio area provides an attractive and welcoming approach to the property.

__________ SITUATION Nestled in the heart of the North Norfolk countryside, Edgefield is a peaceful village offering a charming rural setting while remaining within easy reach of the historic market town of Holt.

Known for its traditional village character and surrounding countryside, it is an ideal base for exploring the Norfolk coast, scenic walking routes and picturesque local villages.

The Pigs pub/restaurant and spa is within walking distance across footpaths and quiet lanes making it a wonderful spot for relaxed dining and drinks.

For everyday amenities, independent shops, cafés and further places to eat, the Georgian town of Holt is just a short drive away.

For dog owners, there is a footpath directly across the road from the property leading to a an enclosed dog field, making it easy to enjoy a walk with four-legged companions right from the doorstep.

Edgefield offers the perfect balance of peaceful country living, local hospitality and easy access to the best of North Norfolk.

__________ DRIVING DISTANCES (approx.) - Holt – 3.6 miles - Fakenham – 12.8 miles - Beaches; Salthouse – 7.2 miles, Cley – 7.6 miles, Sheringham -10 miles.

- Aylsham – 8.5 miles __________ WHAT3WORDS We highly recommend the use of the what3words website/app.

This allows the user to locate an exact point on the ground (within a 3-metre square) by simply using three words. many.unpainted.easygoing __________ IMPORTANT NOTICE 1.

These particulars have been prepared in good faith as a general guide, they are not exhaustive and include information provided to us by other parties including the seller, not all of which will have been verified by us.

2. We have not carried out a detailed or structural survey; we have not tested any services, appliances or fittings.

Measurements, floor plans, orientation and distances are given as approximate only and should not be relied on. 3.

The photographs are not necessarily comprehensive or current, aspects may have changed since the photographs were taken. No assumption should be made that any contents are included in the sale. 4.

We have not checked that the property has all necessary planning, building regulation approval, statutory or regulatory permissions or consents.

Any reference to any alterations or use of any part of the property does not mean that necessary planning, building regulations, or other consent has been obtained. 5.

Prospective purchasers should satisfy themselves by inspection, searches, enquiries, surveys, and professional advice about all relevant aspects of the property. 6.

These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact; we have no authority to make or give any representation or warranties in relation to the property.

If these are required, you should include their terms in any contract between you and the seller. 7.

Note to potential purchasers who intend to view the property; if there is any point of particular importance to you, we ask you to discuss this with us before you make arrangements to visit or request a viewing appointment.

8. Viewings are strictly by prior appointment through Jackson-Stops. __________ DATE DETAILS PRODUCED October 2027 __________