1 Priory Cottages Coopersale Lane, Theydon Garnon, Epping, Essex CM16 7NU

A stunning period family home set within an idyllic and gated location served by a private gravelled driveway. The substantial dwelling offers secluded grounds of around half an acre afford views over open arable farmland. The plot offers a range of outbuildings including a barn style annex, single and larger garage, workshop, summer house and area of forestland perfect as a wild play area. The accommodation comprises four bedrooms, three receptions rooms and two bathrooms.

Theydon Garnon is a peaceful hamlet situated between the sought after village of Theydon Bois and the nearby towns of Loughton and Epping. It is well placed for local amenities including a comprehensive range of shops, bars, café's, restaurants and outdoor facilities. Transport links to London include the central line tube stations at Theydon Bois, Epping and Loughton plus the added benefit of good access to M25 & M11 motorways. There are a number of well regarded schools within easy reach, some with local

• APPROX HALF ACRE PLOT • SEMI RURAL SETTING • AMPLE PARKING • SCENIC FARMLAND VIEWS • SMALL WOODEN AREA • SEPARATE BARN ANNEX • FEATURE GARDEN WELL • GARDEN SUMMER HOUSE • BUILT IN APPLIANCES • WRAP AROUND TERRACE • MULTI FOLDING DOORS • LANDSCAPED GARDENS We are pleased to offer this substantial and beautifully finished family property set in a discreet and gated position. This semi rural property is located in a private road behind electric gates and backs directly onto grazing land. The property is the right hand half of an impressive pair of period houses; the peaceful setting offers a real feeling of detached living.

The generous plot offers ample of road parking for numerous vehicles within the gated driveway. The secluded grounds measure approx half an acre and boast scenic views to the rear across open countryside. The property also offers a range of outbuildings which include a barn style annex, a single garage, separate workshop, summer house and wooden shed. The grounds also offer an area of wooded copse land which is ideal for a child wilder play area.

The well presented accommodation has been extended and improved but retains a wealth of character and cottage features.

The ground floor accommodation comprises a modern and stylish living room which features two sets of folding doors opening onto the wooden terrace. This area allows for maximum enjoyment of the gardens and countryside beyond. There is a further reception room, a study (this could be converted into utility room (stp)), a fully fitted kitchen breakfast room opening into the dining room and utility area. There is a conservatory and a guest cloakroom WC.

The first floor offers four good size bedrooms including two large doubles and two smaller doubles. There is a family bathroom with a full white suite and a separate shower room just off the master. The bright and spacious master bedroom; which serves three elevations could easily adapt the shower room to be part of its suite (should it be needed). GROUND FLOOR Snug Room 15'09 x 10'11 (4.80m x 3.33m) Study Room 8'08 x 8'06 (2.64m x 2.59m) Dining Room 11'09 x 10' (3.58m x 3.05m) Guest Cloakroom 6'08 x 6'04 (2.03m x 1.93m) Fitted Kitchen 19'00 x 15'09 (5.79m x 4.80m) Living Room 16'02 x 16'02 (4.93m x 4.93m) FIRST FLOOR Master Bedroom 16'02 x 16'02 (4.93m x 4.93m) Bedroom Two 15'09 x 10'05 (4.80m x 3.18m) Bedroom Three 11'110 x 10'00 (6.15m x 3.05m) Bedroom Four 12'10 x 9'09 (3.91m x 2.97m) EXTERIOR Garden Room 12'03 x 7'03 (3.73m x 2.21m) Annex 17'3 x 15'10 (5.26m x 4.83m) Annex Kitchen (Max) 15'08 x 7'03 (4.78m x 2.21m) Workshop 13'08 x 8'10 (4.17m x 2.69m) Double Garage 21'07 x 14'06 (6.58m x 4.42m) Summer House (Max) 11'11 x 14'06 (3.63m x 4.42m)

EPC for 1 Priory Cottages

Energy Performance Certificate

1 Priory Cottages, Coopersale Lane, Theydon Garnon, EPPING, CM16 7NU Dwelling type: Semi-detached house Reference number: 0478-1014-7285-5778-8944 Date of assessment: 03 May 2018 Type of assessment: RdSAP, existing dwelling Date of certificate: 03 May 2018 Total floor area: 163 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: £ 2,514 Over 3 years you could save £ 366

Estimated energy costs of this home Current costs Potential costs Potential future savings Lighting £ 312 over 3 years £ 312 over 3 years Heating £ 1,854 over 3 years £ 1,605 over 3 years You could Hot Water £ 348 over 3 years £ 231 over 3 years save £ 366 Totals £ 2,514 £ 2,148 over 3 years These figures show how much the average household would spend in this property for heating, lighting and hot water and is not based on energy used by individual households. This excludes energy use for running appliances like TVs, computers and cookers, and 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). The EPC rating shown here is based on standard assumptions about occupancy and energy use and may not reflect how energy is consumed by individual occupants.

Top actions you can take to save money and make your home more efficient Typical savings Recommended measures Indicative cost over 3 years 1 Internal or external wall insulation £4,000 - £14,000 £ 168 2 Floor insulation (suspended floor) £800 - £1,200 £ 87 3 Solar water heating £4,000 - £6,000 £ 114

See page 3 for a full list of recommendations for this property. To receive advice on what measures you can take to reduce your energy bills, visit www.simpleenergyadvice.org.uk or call freephone 0800 444202. The Green Deal may enable you to make your home warmer and cheaper to run.

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Millers have not tested any apparatus, equipment, fitting or any of the services connected and cannot verify that they are in working order. Buyer(s) are advised to obtain verification from their own solicitor or surveyors. Internal measurements have a tolerance of + or -3. Photographs included on these property particulars are for identification purposes only and items seen may not be included. Wide angle lens may have been used. Directions START: Millers Portfolio Homes 311 High Street, Epping, CM16 4DA. 0.0. Head northeast on High St/B1393 toward Grove Lane. 0.2. Turn right onto Stonards Hill. 1.0. Continue onto Coopersale St. 1.5. Turn left onto Mount Rd. 1.8. Turn right onto Hobbs Cross Rd. 3.0. Turn right onto Coopersale Ln. 3.2. Proceed up the hill and past the turning for the Church. 3.3 At the next left hand bend turn right onto the gravelled lane. 3.4. Arrive: Priory Cottages, Coopersale Ln, Theydon Garnon, Epping CM16 7NU. Total time: 6 mins 21s

Viewing Strictly by appointmnet with the office 01992 560555 65 High Street, Epping, Essex, CM16 4BA [email protected] www.millersepping.co.uk