97 Coppice Row Theydon Bois, Essex CM16 7DW

An outstanding detached property sitting opposite parts of Epping Forest and located in the much sought after village of Theydon Bois. The property enjoys a close proximity to Theydon Bois Central Line Station serving London. The property offers excellent well planned accommodation having been extended and improved by the present owners. There are four bedrooms, two reception rooms and two bathrooms. An internal inspection is essential.

This desirable position is just off Coppice Row sitting opposite parts of Epping Forest. The property is accessible to the larger village green with its duck pond and childs playground, the village centre with its shops restaurants, cafes and public houses and the Central Line station serving London. Transport links include access to the M11 at Loughton Debden and the M25 at Waltham Abbey, both

• GOOD SIZE BEDROOMS • TWO BATHROOMS • TWO RECEPTION ROOMS • TWO BATHROOMS • OPEN PLAN KITCHEN DINER • EASY WALK TO VILLAGE • FITTED WARDROBES • OPPOSITE EPPING FOREST • SOUTH FACING GARDEN • GAS RADIATOR HEATING • DOUBLE GLAZED WINDOWS • WELL PRESENTED Millers Portfolio Homes are delighted to offer this well-presented detached family home situated in the quiet village of Theydon Bois. This impressive property with four double bedrooms has been extended and updated by the current vendors and sits opposite parts of Epping Forest.

The ground floor comprises an entrance hall leading into the living accommodation. There are stairs rising to the frist floor and door leading to a cloakroom and the garage. There is an open plan kitchen and combined dining room. A bright and spacious living room with wooden flooring and a feature fireplace, a day room which opens into the rear garden and a laundry room.

The first floor has a landing leading to four good sized bedrooms. There is a re- fitted four-piece family bathroom and a En-suite shower room off the master bedroom. All the bedrooms have fitted wardrobes or storage cupboards.

The front of the property has gated access onto a block paved driveway offering parking for several vehicles and access to the integral garage. The rear garden is mainly laid to lawn and has a York stone patio area to the flank and side access. GROUND FLOOR Entrance Hall 10'7 x 9' Max (3.23m x 2.74m Max) Living Room 18'11 x 13'6 (5.77m x 4.11m) Cloakroom WC 4'3 x 2'10 (1.30m x 0.86m) Summer Room 13'2 x 8' (4.01m x 2.44m) Kitchen Dining Room 17'7 x 12'6 (5.36m x 3.81m) Utility Room 6' x 3'11 (1.83m x 1.19m) FIRST FLOOR Mater Bedroom 14'6 x 13'4 (4.42m x 4.06m) En-Suite Shower Room 11'4 x 3'10 (3.45m x 1.17m) Bedroom Two 13' x 12'7 (3.96m x 3.84m) Bedroom Three 10'5 x 9'10 (3.18m x 3.00m) Bedroom Four 8'9 x 8'2 (2.67m x 2.49m) EXTERIOR Integral Garage 18' x 13'6 (5.49m x 4.11m) Rear Garden 50' x 40' (15.24m x 12.19m)

EPC for 97 Coppice Row

Energy Performance Certificate

97, Coppice Row, Theydon Bois, EPPING, CM16 7DW Dwelling type: Detached house Reference number: 8402-8456-2629-4126-4253 Date of assessment: 25 February 2015 Type of assessment: RdSAP, existing dwelling Date of certificate: 26 February 2015 Total floor area: 154 m² Use this document to: • Compare current ratings of properties to see which properties are more energy efficient • Find out how you can save energy and money by installing improvement measures Estimated energy costs of dwelling for 3 years: £ 3,798 Over 3 years you could save £ 771

Estimated energy costs of this home Current costs Potential costs Potential future savings Lighting £ 405 over 3 years £ 237 over 3 years Heating £ 2,916 over 3 years £ 2,553 over 3 years You could Hot Water £ 477 over 3 years £ 237 over 3 years save £ 771 Totals £ 3,798 £ 3,027 over 3 years These figures show how much the average household would spend in this property for heating, lighting and hot water. This excludes energy use for running appliances like TVs, computers and cookers, and any electricity generated by microgeneration. Energy Efficiency Rating

The graph shows the current energy efficiency of your home.

The higher the rating the lower your fuel bills are likely to be.

The potential rating shows the effect of undertaking the recommendations on page 3.

The average energy efficiency rating for a dwelling in England and Wales is band D (rating 60).

Top actions you can take to save money and make your home more efficient Typical savings Available with Recommended measures Indicative cost over 3 years Green Deal 1 Floor insulation (solid floor) £4,000 - £6,000 £ 270 2 Low energy lighting for all fixed outlets £75 £ 138 3 Replace boiler with new condensing boiler £2,200 - £3,000 £ 219

See page 3 for a full list of recommendations for this property. To find out more about the recommended measures and other actions you could take today to save money, visit www.direct.gov.uk/savingenergy or call 0300 123 1234 (standard national rate). The Green Deal may allow you to make your home warmer and cheaper to run at no up-front cost.

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MILLERS HAVE NOT TESTED ANY APPARATUS, EQUIPMENT, FITTING OR ANY SERVICES CONNECTED AND CANNOT VERIFY THAT THEY ARE IN WORKING ORDER, BUYER(S) ARE ADVISED TO OBTAIN VERIFICATION FROM THEIR SOLICITOR OR SURVEYOR. INTERNAL MEASUREMENTS HAVE A TOLERANCE OF +/-3. PHOTOGRAPHS INCLUDED ON THESE PARTICULARS ARE FOR IDENTIFICATION PURPOSES ONLY AND ITEMS SEEN MAY NOT BE INCLUDED. WIDE ANGLE LENS HAVE BEEN USED. Directions Start: Portfolio Homes: 311 High St, Epping CM16 4DA. Head southwest on High St/B1393 toward Buttercross Lane. Go through three mini roundabouts. 1.0. Turn left onto Theydon Road. 1.9. Continue onto Piercing Hill. 2.4. Turn right onto Coppice Row/B172. Proceed up the hill past Sidney Road. The destination will be on the left. 2.6. Arrive: 97 Coppice Row, Theydon Bois, Epping CM16 7DW. Total time: 7 min 32s.

Viewing Strictly by appointmnet with the office 01992 560056 311 High Street, Epping, Essex, CM16 4DA [email protected] www.millers-portfoliohomes.co.uk