BEDROOM 2 15' 10" x 11' 2" (4.83m x 3.4m) Radiator. Exposed brick wall and timber beams. Sealed unit double glazed windows to side and rear.

BATHROOM 2 White suite comprising panel sided bath, wash hand basin and WC. Laminate wood effect flooring. Towel rail/radiator. Sealed unit double glazed window to side. Exposed ceiling beam.

BEDROOM 3 11' 11" x 8' 3" (3.63m x 2.51m) Radiator. Sealed unit double glazed window to side. Loft access.

BEDROOM 4 10' 10" x 8' 4" (3.3m x 2.54m) Laminate wood effect flooring. Radiator. Sealed unit double glazed window to side. Exposed beam.

OUTSIDE Enclosed front garden screened by mature hedging and shingled. Oil storage tank. Driveway to the side opens to ample off road parking and turning area. Timber garden shed. 2 brick built store houses. Greenhouse. Vegetable and fruit plots which open to a more formal shingled vegetable garden with raised and retained vegetable plots. Delightful rear garden laid to lawn with flower and shrub beds. Paved patio area. Enclosed chicken run. Large brick built workshop/former garage (21'5" x 19'7") twin doors, light and power and personal door to side, for which the access could be reinstated, if required.

EPC RATING D

VIEWING Strictly by appointment with Arnolds Keys on 01263 738444

DIRECTIONS Proceed from the Market Place in Aylsham onto Red Lion Street, bear left onto Road. Continue The Street, Erpingham | NR11 7QB Guide Price £500,000 along this road leaving Aylsham and through the village of . Follow this road along and take the left hand turn A lovely detached period cottage, which has been sympathetically extended  Lovely extended period signposted Erpingham. At the T junction turn left proceed and improved by the current owners, to offer a character home with the cottage into the village of Erpingham turning right by the public house onto The Street, where the cottage is found along on modern day essentials, set in the popular village of Erpingham with its sought  Popular village location after local school and public house. The village is conveniently placed for the right hand side.  4 bedrooms access to the A140 which in turn gives access to the coastal town of Cromer,  2 bathrooms the market town of Aylsham and the city of Norwich all within reasonable  2 reception rooms [email protected] Aylsham 01263 738444 Norwich 01603 620551 Agents Note: Whilst every care has been taken to commuter reach. prepare these sales particulars, they are for 01263 738444 Cromer 01263 512026 01263 822373 guidance purposes only. All measurements are  Kitchen/dining room approximate are for general guidance purposes Holt 01263 713966 Wroxham 01603 782053 only and whilst every care has been taken to  Attractive garden 01692 402357 ensure their accuracy, they should not be relied upon and potential buyers are advised to recheck arnoldskeys.com | 01263 738444

the measurements

Willow Cottage, The Street, Erpingham, , NR11 7QB FARMHOUSE KITCHEN/DINING ROOM 16' 10" x 13' 11" min 16'11" max (5.13m x 4.24m) Inglenook fireplace with wood burning stove inset with timber bressumer beam over and original bread oven in situ. Radiator. Pamment flooring. 1 1/2 bowel single drainer sink unit with mixer tap to fitted roll edge work surfaces. Range of base units. Range style cooker space. Plumbing for dishwasher. Sealed unit double glazed windows to front and side. Exposed ceiling beams. Part glazed door to utility room. Opening to:

LOBBY Ceramic tiled flooring. Stairway to first floor. Sealed unit double glazed window to side. Double glazed stable door to outside. Wood panelled door to:

LOUNGE 16' 4" x 15' 9" (4.98m x 4.8m) Laminate wood effect flooring. Wood burner to brick paved hearth. 2 radiators. Sealed unit double glazed bay window to side with box seating. 2 sets of double glazed French doors to the side and rear gardens (side garden leads onto a canopied seating area).

SITTING ROOM 17' 10" x 15' 10" (5.44m x 4.83m) Wood burner to Inglenook fireplace with timber bressummer beam over. Radiator. Sealed unit double glazed windows to front side and rear. Exposed ceiling beams.

UTILITY ROOM 8' 6" x 5' 4" (2.59m x 1.63m) Ceramic tiled flooring. Plumbing for automatic washing machine. Radiator. Property Description Sealed unit double glazed window to side. Double glazed UPVC door to outside. Wood panelled door to: The accommodation is currently arranged to provide entrance porch, kitchen/dining room, lobby, lounge, CLOAKROOM sitting room, utility room, cloakroom all on the ground White suite comprising wash hand basin and WC. floor. The first floor providing master bedroom, 3 Ceramic tiled flooring. Radiator. Extractor unit. further bedrooms and 2 bathrooms all accessed from the landing. FIRST FLOOR LANDING Velux windows. Exposed beams. Features include exposed beams, inglenook

fireplaces, oil fired central heating to radiators, sealed MASTER BEDROOM unit double glazed windows, ample parking, large brick 15' 9 max 12'5 min" x 14' 2 min excluding recess" built workshop/former double garage and the lovely (4.8m x 4.32m) Laminate wood effect flooring. established and mature gardens which are a delight. Radiator. Sealed unit double glazed windows to side and rear. Built-in wardrobe. 3 eaves access points. Viewing is most strongly recommended. BATHROOM/SHOWER ROOM Part glazed UPVC front door to: White suite comprising panel sided bath plus shower attachment. Separate shower cubicle, tiled floor and ENTRANCE PORCH main shower, wash hand basin and WC. Laminate Ceramic tiled flooring. Sealed unit double glazed wood effect flooring. Towel rail/radiator. Double windows to front. Part glazed wood panelled door to: glazed Velux window to side.