Harleston, IP20 9ES

**NEW PRICE & NO 'CHAIN'!!!** IF YOU ARE LOOKING FOR CHARACTER AND CHARM, THE OLD COACH HOUSE IN HARLESTON IS A PERFECT CHOICE FOR YOU.

SITUATED CLOSE TO THE TOWN CENTRE, THIS DETACHED, THREE BEDROOM HOME ON STATION ROAD IS PERFECTLY POSITIONED, OFFERING COUNTRY WALKS IN ONE DIRECTION, AND THE BUSTLING HIGH STREET, DOCTORS, OPTICIANS, DENTIST, CAFES AND SHOPS IN THE OTHER.

WITH ITS FASCINATING HISTORY, HAVING ONCE BEEN PART OF THE ELEGANT HADDISCOE HOUSE, THERE IS THE ADDED BENEFIT OF THREE PARKING SPACES, A LARGE INTEGRAL GARAGE AND TWO STORAGE SHEDS.

OTHER NOTABLE FEATURES INCLUDE THE BEAUTIFUL SOUTH-WEST FACING TERRACE THAT GREETS YOU AS YOU STEP OUT OF THE BREAKFAST ROOM, FORMING A DELIGHTFUL AREA FOR ALFRESCO DINING, ENTERTAINING AND RELAXATION.

THE REMARKABLY SPACIOUS LAUNDRY/UTILITY ROOM OFFERS CREATIVE SPACE AND HAS BEEN USED IN PAST YEARS AS A HOME-OFFICE AND MILLINERY WORKSHOP.

THIS FREEHOLD HOME, SET IN A CONSERVATION AREA, OFFERS AN ABUNDANCE OF FLOOR SPACE OF MORE THAN 1,700 SQ FT INCLUDING AN EXTREMELY LARGE MASTER BEDROOM, PERFECT FOR ADDING AN ENSUITE IF DESIRED.

WITH NO 'FORWARD CHAIN' VIEWING IS A MUST!!

DATING FROM THE LATE VICTORIAN PERIOD, THE OLD COACH HOUSE HAS BEEN THOUGHTFULLY CONVERTED AND TASTEFULLY MODERNISED AND IMPROVED IN RECENT YEARS AND NOW PROVIDES LIGHT, BRIGHT AND AIRY ACCOMODATION WHICH IS WELL PRESENTED AND APPOINTED AND HAS THE BENEFIT OF DOUBLE GLAZED OAK-EFFECT UPVC WINDOWS & DOORS, GAS-FIRED CENTRAL HEATING AND A WELL FITTED KITCHEN, SHOWER ROOM AND CLOAKROOM.

FLOOR COVERINGS & SOFT FURNISHINGS ARE INCLUDED. EPC RATING C-74.

GROUND FLOOR ENTRANCE LOBBY (5'1" x 3')( 1.55m x 0.91m) Light oak effect UPVC panelled front entrance door, with two leaded glazed top panels. Built in pine pew style seat with storage beneath it.

Fitted carpet.

Doorway to: LOUNGE/DINER ( 20'10" x 19'3" max, 11' min)( 6.35m x 5.87m max, 3.35m min) A bright, light, triple aspect "L " shaped, spacious room with north-west facing bow window and windows facing south-west and south-east.

Coved ceiling. Two radiators with thermostatic valves. Ample power points. Doorway to the Staircase Lobby and sliding pine door to the Kitchen. Fitted carpet.

KITCHEN ( 10'9" x 7'11")( 3.28m x 2.41m) South-west facing window, overlooking the courtyard garden. Coved ceiling.

Fitted out with a range of white panel fronted units of base and wall cupboards, stack of drawers and open fronted shelved display wall unit, with light laminate worktops, deep tiled splashbacks and one and a half bowl stainless steel inset sink.

Hotpoint four plate ceramic hob inset in worktop, with filter hood above and built in split level Hotpoint electric double oven. Under counter Bosch dishwasher and Servis fridge.

Wall mounted Viesmann gas fired condensing combination boiler for hot water and central heating. Ceramic tile floor. Doorway to: REAR LOBBY (4' x 3'2"( 1.22m x 0.97m) Coved ceiling.

Ceramic tile floor. Obscure double glazed light oak-effect Upvc door to the Conservatory/Breakfast Room and pine door to the Cloakroom.

CLOAKROOM ( 5'5" x 3'2")(1.65m x 0.97m) South-east facing obscure glazed window. Coved ceiling. White suite of close coupled w.c. and small handbasin with tiled splashback.

Radiator with thermostatic valve. Pine double doors to high level cupboard housing electrical consumer unit. Ceramic tiled floor.

CONSERVATORY/BREAKFAST ROOM (8'2" max, 7'4" min x 7'4")( 2.49m max, 2.24m min x 2.24m) Facing south-west, south-east and north-east and of light oak- effect Upvc to sill height, with leaded double glazing above, with two opening windows and south-west facing double glazed door to the Courtyard Garden, under a double skin polycarbonate hipped roof.

Pamment tile-effect laminate floor. STAIRCASE LOBBY ( 5'9" x 3'7")( 1.75m x 1.09m) North-west facing window to the front. Coved ceiling. Fitted carpet and carpeted staircase to the first floor.

Pine ledged and braced door to: UTILITY ROOM ( 19'9"max, into alcove, 16' to door x 9'3")(6.02m max, 4.88m min x 2.82m) Formerly part of the previous integral double Garage, with south-east facing double glazed timber French entrance doors from a brick weave forecourt.

Emulsioned blockwork walls. Under-stair alcove. Laminate worktop with stainless steel single drainer inset sink with cupboard beneath and matching cupboard front to integrated refrigerator.

Space and plumbing for washing machine. Ample power points. Wood plank-effect vinyl floor. FIRST FLOOR LANDING ( 7'3" x 7'2")( 2.21m x 2.18m) South-east facing window.

Radiator with thermostatic valve. Pine board floor.

Glass panel pine double doors to the study/ occasional bedroom and pine door to: PRINCIPLE BEDROOM (19'2" x 17'5" max, 12'11" min)( 5.84m x 5.31m max, 3.94m min) A large "L" shaped room with south-east facing window and coved ceiling.

Radiator with thermostatic valve. Ample power points and television point. Pine board floor. Glass panelled door to built in over-stair wardrobe with pull-out wood unit with hanging rails.

Access to roof space. There is ample space within this room to form an En-Suite Shower or Bathroom. STUDY/OCCASIONAL BEDROOM (10'4" to wardrobes x 7'8" max) (3.15m x 2.34m) South-east facing window.

Coved ceiling. Radiator with thermostatic valve. Double pine doors to large built in wardrobe. Pine board floor and pine door to Inner Landing.

This room is also ideal as a first floor Sitting Room, benefitting from the morning sun, or can be used as a Dressing Area or as an occasional Bedroom.

INNER LANDING (12'8" x 3'7", 6'9" to alcove)( 3.86m x 1.09m, 2.06m to alcove). South-west facing fixed window. Coved ceiling. Radiator with thermostatic valve.

Alcove recess, with desktop and two wall shelves above, forming a small office area. Fitted carpet.

BEDROOM TWO ( 11'4" max, 11' min x 10'2")( 2.45m max, 3.35m min x 3.1m) North-west facing window, overlooking the front garden with a view along Station Road. Coved ceiling.

Radiator with thermostatic valve. Ample power points, television point and phone socket. Pine board floor.

BEDROOM THREE (10'4" x 8'11" max, 6' min)( 3.15m x 2.72m max, 1.83m min) North-west facing window with a view along Station Road. Coved ceiling. Radiator with thermostatic valve.

Ample power points and television point. Pine board floor. SHOWER ROOM (8'1" into shower cubicle x 5'7")(2.46m x 1.7m) South-east facing obscure glazed window. Coved ceiling, with extractor fan.

Fully tiled walls to the shower area and behind the handbasin.

White suite of traditional style close-coupled w.c., pedestal handbasin and bath- size walk-in shower cubicle, with glass side screen and chrome mixer shower from the hot water system.

Chrome heated ladder towel rail. Wood plank effect vinyl floor. INTEGRAL GARAGE (19'6" x 11')( 5.94m x 3.35m) Insulated metal up and over door.

Whitened block/rendered walls and plasterboard ceiling with two light points and double power point.

OUTSIDE To the north-east side of the house is a STORE SHED (8'9" max, 6'10" min x 4'10")(2.67m max, 2.08m min x 1.47m ), partly of brick/flint and partly timber weather board, under a low pitched roof, with a 4' (1.22m) wide door.

To the front of the store shed is a COVERED AREA, for standing wheelie bins, and an ASPHALT DRIVE providing PARKING for one car.

To the side of the drive is an old flint wall and an adjoining shingle PARKING SPACE for a second car.

A brick-weave FORECOURT to the front of the garage and French entrance doors, provides PARKING for a third car.

The front door is approached via a handgate from Station Road, over the compact FRONT GARDEN, which includes a small lawn and assorted flowering shrubs, including a splendid ceanothus, with a GARDEN SHED/STORE (12'6" max x 6'11" max, 4' average)(3.81m x 2.11m max, 1.22m average) triangular in shape, brick built under a flat felt roof, at the end.

A further wrought iron handgate leads into the delightful south-west facing WALLED COURTYARD GARDEN, paved, with a PERGOLA and ARCHWAY covered with clematis and climbers, and colourful tubs and planters.

A timber screen handgate opens to the SHINGLE ENTRANCE DRIVEWAY and a door leads into the Conservatory/Breakfast Room.

The Courtyard is a perfect suntrap and provides an ideal space for alfresco dining and relaxing. There are various OUTSIDE LIGHTS around the house and an OUTSIDE TAP.

The effective road frontage, to Station Road, is about 55'(16.76m).

EPC, TENURE & COUNCIL TAX BAND An Energy Performance Certificate is available for inspection at our office or can be downloaded from the GOV.UK website and the rating chart, giving a rating of "C"-74, is attached.

The property is Freehold, with vacant possession, and is in Council Tax Band D. SERVICES Mains water, electricity, gas and drainage are connected.

DIRECTIONS From Long Stratton, proceed along the A140 to Pulham roundabout, taking the left turn into the B1154, signed Pulham. Continue through the Pulhams and Starston to Harleston.

Entering Harleston follow the road to the left, continue along Swan Lane and at the bottom turn left into the one-way system onto The Thoroughfare.

Continue straight along leaving the one-way system and Station Road is the first turning on the left, where the property will be seen on the right hand side. VIEWING By appointment through our office.