Peacock Lodge, , Nr , AL3 8AP An exceptionally attractive Victorian lodge which has been skilfully extended to provide versatile accommodation, located on the main entrance to the Beechwood Park Estate. Peacock Lodge, Beechwood Park Nr Flamstead, Hertfordshire Price guide £1,100,000

Markyate High Street: 1.5 Miles GROUND FLOOR, Entrance Hall, Living/Dining Room, Family Room, Kitchen/Breakfast Room, Cloakroom/ Flamstead: 1.1 Miles WC, Boot/Utility Room, Bedroom One, En-suite, Bedroom Two, En-Suite, FIRST FLOOR, Bedroom Three, M1 junction 9: 2.7 Miles Bedroom Four, Bathroom, EXTERNAL, Home Office, Front Garden, Rear Garden Berkhamstead Station: 7.2 Miles Harpenden Station: 8 Miles City Centre: 9.9 Miles Luton Airport: 9.7 Miles THE HOUSE AND GARDENS This pretty gabled property is set in grounds amounting to approximately 0.5 acre, The accommodation incorporates an entrance hall with a classic Victorian styled tile floor leading through to the beautiful dual aspect living room incorporating sitting and dining areas, with double doors onto the patio and a particularly notable open fireplace with beautiful oak chimney piece and oak floor covering. The family room features Wainscote style panelling to the walls and there is an inner hallway with tiled floor and adjacent cloakroom w/c.

The kitchen/breakfast room is a fantastic family kitchen graced with a good range of painted storage units in attractive 'Farrow & Ball' style colours, with space for a range style cooker and an integrated dishwasher, further enhanced by oak work surfaces. The room is dual aspect, benefits from underfloor heating and has double doors onto the garden. The nearby boot/utility room is fitted with a range of storage units and work surfaces together with a Butler style sink and plumbing for automatic washing machine.

There are two bedrooms on the ground floor with en suite shower rooms and underfloor heating throughout. The main bedroom is fitted with a range of wardrobe units and there is a door onto a tastefully fitted fully tiled en-suite shower room with walk in shower enclosure, low flush w/c and wash basin. Bedroom two is is an ideal guest suite and this also has a an attractively fitted en-suite shower room with tiled shower enclosure, low flush W/C and wash basin.

On the first floor, there are two further double bedrooms and they are serviced by a generous period-style family bathroom with stand alone roll top bath, tiled shower enclosure and wash basin.

Externally, the property is set within an area of Outstanding Natural Beauty on a fantastic plot measuring approximately half an acre. The property has extensive lawns, paved patio areas and landscaped flower beds stocked with mature shrubs and various flowering plants. The garden is also partly walled and backs onto woodland, there are several mature fruit trees, a fruit cage and two sheds. The garage has been cleverly converted to provide a large home office with the benefit of underfloor heating, insulated walls and light and power. The remainder of the garage provides useful storage. There is also a driveway with parking for multiple vehicles accessed via a five bar gate.

This is a lovely location with great country walks and rides, in close proximity to livery yards and Flamstead Pony Club. Also on the estate, laid out by Capability Brown, is the renowned Beechwood Park School. The highly sought after village of Flamstead boasts three country pubs, a village store and thriving community life. The active social calender includes a music festival and the popular scarecrow festival.

Commuters are well served with easy access to the M1 and mainline stations at Berkhamstead and Harpenden. All measurements are approximate. While we endeavour to make our sales particulars accurate and reliable, if there is any point which is of particular importance to you, please contact this office and we will be pleased to clarify the information to you, especially if you are contemplating travelling to view the property. Energy Performance Certificate

Peacock Lodge, Beechwood Park, , ST. ALBANS, AL3 8AP Dwelling type: Detached house Reference number: 0964-2809-6077-9675-4865 Date of assessment: 31 March 2015 Type of assessment: RdSAP, existing dwelling Date of certificate: 02 April 2015 Total floor area: 176 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: £ 12,528 Over 3 years you could save £ 7,263

Estimated energy costs of this home Current costs Potential costs Potential future savings Lighting £ 468 over 3 years £ 252 over 3 years Heating £ 11,109 over 3 years £ 4,671 over 3 years You could Hot Water £ 951 over 3 years £ 342 over 3 years save £ 7,263 Totals £ 12,528 £ 5,265 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 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 Available with Recommended measures Indicative cost over 3 years Green Deal 1 Cavity wall insulation £500 - £1,500 £ 285 2 Internal or external wall insulation £4,000 - £14,000 £ 3,432 3 Floor insulation (suspended floor) £800 - £1,200 £ 342

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.gov.uk/energy-grants-calculator or call 0300 123 1234 (standard national rate). The Green Deal may enable you to make your home warmer and cheaper to run. Page 1 of 5

GENERAL DIRECTIONS Services: All main services are connected On entering Flamstead Village, proceed up Chequers Hill until it becomes the High Street. Turn right at the T-junction, with the Three Blackbirds Pub Council Tax: The property is in tax band G on your left, entering Chapel Road. Take the next left directly before the Recreation Ground onto Friendless Lane. Bear right at the fork, continue straight over the crossroads, and follow Valley Lane to its conclusion. You Local authority: Dacorum District Council will emerge opposite the gates to Beechwood Park and Peacock Lodge.

Viewing strictly by appointment through John Curtis in assoc. with Hamptons International Call us on 01582 839200 for free vlauations and advice Visit us at 35 High Street, Wheathampstead, Herts AL4 8BB Email [email protected]