01603 782 053 The Bridge, Road, , NR12 8DA

Hollytree Cottage, 74 Lower Street, Salhouse, NR13 6RB £410,000

The beauty of a traditional thatch, tremendous character and charm, a modern kitchen extension and conservatory, and an attractive location make ■ Superb, character family Hollytree Cottage a superb family home. Situated close to Salhouse Broad in a home in a popular popular Broadland village, the interesting and flexible layout includes a delightful village sitting room with beamed ceiling, a dining room which opens to the conservatory ■ Wealth of character features and there is a very spacious kitchen/breakfast room. Three double bedrooms, ■ Spacious kitchen/family room for those who work from home there is an office/studio next to the double garage ■ Attractive, mature gardens and the attractive enclosed and private gardens enhance the appeal.

Offices in: 8 Market Place Tel: 01263 738444 27a Church Street Tel: 01263 51202 6 Eaton (Inside Waitrose) Church Lane Tel: 01603 506697 Holt 4 High Street Tel: 01263 713966 North Walsham 43 Market Plac e Tel: 01692 402357 Norwich 2 Prince of Wales Road Tel: 01603 620551 11 Station Road Tel: 01263 822373 Wroxham The Bridge Tel: 01603 782053

www.arnoldskeys.com | 01603 782 053 First For Surveys - www.arnoldskeys.com Hollytree Cottage, 74 Lower Street, Salhouse, NR13 6RB

Council Tax Band The Accommodation F Entrance Door to:- Location Salhouse is a popular Broadland village with primary school, public Entrance Porch house and access to the Norfolk Broads network. Salhouse Broad Door to is a renowned local beauty spot and the neighbouring village of Reception Hall has a popular public house/restaurant and brewery. Understairs storage cupboard. Staircase to first floor with feature Salhouse also offers excellent access both to Norwich and the wrought iron balustrade. local Broads capital of Wroxham. Shower Room Outside Tiled shower cubicle with electric shower, WC and wall mounted wash basin. Tiled floor. Meter cupboard and fuse board cupboard. The property is approached from Lower Street, Salhouse by a Dining Room driveway providing off road parking for several vehicles. Steps lead 15'2" into bay window x 14'3" (4.62m into bay window x 4.34m) up to the paved courtyard at the front of the property and a side Fireplace with open fire. Open to access gate leads to the conservatory area and rear garden. The attractive rear garden is laid to lawn, with established shrubs and Conservatory trees, beds and borders. The garden offers a high degree of 16'6" x 12'7" (5.03m x 3.84m) Hardwood framed sealed unit double privacy. glazed construction with a glass roof. Tiled floor. Fireplace with open fire. French doors to the garden. Viewing Sitting Room 22'6" x 13'2" (6.86m x 4.01m) Exposed feature brick fireplace and Strictly by appointment with Arnolds Keys Wroxham on hearth, with open fire. Built-in shelving. Exposed beams. Glazed 01603 782 053 door to the garden. Kitchen/Breakfast Room Directions 17'10" x 17'4" (5.44m x 5.28m) A dual aspect room with a range of From Wroxham/Hoveton village centre pass over the river bridge fitted pine base and wall units. 1½ bowl stainless steel sink unit and continue on the Norwich Road as far as the mini roundabout. with mixer tap. Integrated double electric oven and gas hob, with Turn left at the roundabout signposted Salhouse, and follow the extractor hood above. Integrated Miele dishwasher and integrated road into Salhouse village. Turn immediately left into Lower Street, fridge. Granite worktops. Part tiled walls. Tiled floor. Pine clad continue past Cheyney Avenue and Thieves Lane on the right ceiling. hand side, and Hollytree Cottage will be found after a few hundred Utility Room yards on the right hand side, indicated by an Arnolds Keys For 14'2" x 8'8" (4.32m x 2.64m) Gas-fired central heating boiler. Fitted Sale board. base and wall units. Single bowl sink unit. Space for fridge, washing machine and tumble dryer. Door to the garden and door to the Energy Performance Certificate

Garage 74, Lower Street Dwelling type: Detached house Salhouse Date of assessment: 13 September 2011 16'2" x 18'5" (4.93m x 5.61m) Electric roller door. Power and light. NORWICH Date of certificate: 14 September 2011 NR13 6RB Reference number: 9078­9039­6251­9409­0954 Door to Type of assessment: RdSAP, existing dwelling Total floor area: 186 m² This home's performance is rated in terms of the energy use per square metre of floor area, energy efficiency based on fuel costs and environmental impact based on carbon dioxide (CO ) emissions. Office/Study ² Energy Efficiency Rating Environmental Impact (CO²) Rating 15'2" x 11'10" (4.62m x 3.61m) A dual aspect room with a door Current Potential Current Potential Very environmentally friendly ­ lower CO emissions Very energy efficient ­ lower running costs ² leading to the rear garden. First Floor Landing Built-in airing cupboard. Separate Mezzanine Gallery Wrought iron balustrade. Not energy efficient ­ higher running costs Not environmentally friendly ­ higher CO emissions ² EU Directive EU Directive & Wales 2002/91/EC England & Wales 2002/91/EC Bedroom One The energy efficiency rating is a measure of the The environmental impact rating is a measure of a overall efficiency of a home. The higher the rating, home's impact on the environment in terms of carbon the more energy efficient the home is and the lower dioxide (CO ) emissions. The higher the rating, the 15'11" x 13'5" (4.85m x 4.09m) A range of built-in wardrobes and the fuel bills are likely to be. less impact it has on the environment. built-in airing cupboard. Estimated energy use, carbon dioxide (CO²) emissions and fuel costs of this home

Current Potential Bedroom Two Energy use 354 kWh/m² per year 272 kWh/m² per year Carbon dioxide emissions 13 tonnes per year 9.8 tonnes per year Lighting £125 per year £70 per year 14'2" x 13'3" (4.32m x 4.04m) Built-in double wardrobe. Heating £2,003 per year £1,606 per year Hot water £238 per year £167 per year Reference

Bedroom Three You could save up to £523 per year

The figures in the table above have been provided to enable prospective buyers and tenants to compare the fuel costs and 14'2" x 10'2" (4.32m x 3.10m) Built-in double wardrobe. carbon emissions of one home with another. To enable this comparison the figures have been calculated using 8038 standardised running conditions (heating periods, room temperature, etc.) that are the same for all homes, consequently they are unlikely to match an occupier's actual fuel bills and carbon emissions in practice. The figures do not include the impacts of the fuels used for cooking or running appliances, such as TV, fridge etc.; nor do they reflect the costs Any moveable contents, fixtures and fittings (whether wired or not) are excluded from the sale unless specifically listed in these Bathroom associated with service, maintenance or safety inspections. Always check the certificate date because fuel prices can change over time and energy saving recommendations will evolve. 14'2" x 7'2" (4.32m x 2.18m) Panelled bath, tiled cubicle with particulars. It is not known whether any fixtures and fittings that are included are operational and effective as they have not been Remember to look for the Energy Saving Trust Recommended logo when buying energy­efficient products. power shower, WC, bidet and pedestal wash basin. Part tiled It's a quick and easy way to identify the most energy­efficient products on the market. tested by the agents

This EPC and recommendations report may be given to the Energy Saving Trust to provide you with walls. Spot lights. information on improving your dwelling’s energy performance. Note: Arnolds Keys LLP for themselves and for the vendors or lessees of this property whose agents they are give notice that (i) the particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do not constitute part of, an offer or contract: (ii) all descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are given without responsibility and any intending purchaser or lessees should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them (iii) no person in the employment of Arnolds Keys LLP has any authority to make or give any representation or warranty whatever in relation to this property.