Grove Cottage, Sharp Street, Catfield, NR29 5AF Guide Price £450,000

Character, charm, beautiful cottage gardens, a superb farmhouse style kitchen/dining room and impressive garden room  Delightful cottage in a rural location make this the perfect rural cottage. Situated between the Broadland villages of Ludham and Catfield in a hamlet this  Superb kitchen and garden room much-loved home has been renovated and sympathetically extended by the current owners. They have created a delightful family-friendly layout with the dream "hub-of-the-home" kitchen and adjoining family room, while the garden  Great character, style and charm room adds a stunning contemporary twist. Four bedrooms, two bathrooms, detached single garage.  Four bedrooms

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ENTRANCE DOOR TO: top. Range cooker with seven ring LPG gas hob, extractor BEDROOM TWO hood above. One and a half bowl stainless steel sink unit with 9' 10" x 8' 11" (3m x 2.72m) RECEPTION HALL mixer tap. Space for dishwasher and fridge/freezer. Large Tiled floor. walk-in larder with built-in shelving. BEDROOM THREE 9’ 8” x 8’ 11” (2.95m x 2.72m) Built-in wardrobe. WC UTILITY ROOM WC and wash basin. 9' 5" x 6' 2" (2.87m x 1.88m) Built-in storage cupboards. BEDROOM FOUR Space for washing machine and tumble dryer. Space for 10' 6" x 8' 5" (3.2m x 2.57m) Two built-in wardrobes. SITTING ROOM fridge/freezer. Single bowl sink unit with mixer tap. Stable 17' 8" x 10' 2" (5.38m x 3.1m) Wall mounted electric fire. door to garden. OUTSIDE Double part glazed doors to garden room. The property is approached from the road by a shingled SHOWER ROOM driveway providing off road parking and turning for numerous GARDEN ROOM 6' 3" x 6' 2" (1.91m x 1.88m) Shower with wet room floor, WC vehicles. Detached brick and tile single garage with door. The 14' 10" x 12' 7" (4.52m x 3.84m) An impressive room with and vanity unit with inset wash basin and storage cupboards generously sized mature garden has a wealth of mature engineered oak veneer flooring and French doors to the below. shrubs and trees, beds and borders, and is enclosed by garden. mature hedging. BEDROOM ONE FAMILY ROOM 14' 11" x 12' 2" max, 10' 1" min (4.55m x 3.71m max, 3.07m COUNCIL TAX BAND 15' 9" x 12' 9" (4.8m x 3.89m) Esse range cooker. Staircase to min) A range of hand painted and built-in wardrobes. Window D first floor. Open plan to kitchen/dining room. seat. SERVICES KITCHEN/DINING ROOM BATHROOM Mains electricity and water connected. Drainage to a septic 16' 5" x 14' 9" (5m x 4.5m) An impressive farmhouse style Panelled bath, WC and vanity unit with inset wash basin. tank. Oil-fired central heating. kitchen with a range of bespoke hand painted base units and oak work tops. Central island unit with stainless steel work

LOCATION VIEWING Grove Cottage stands in a rural location midway between the Strictly by appointment with Arnolds Keys Wroxham on Broadland villages of Ludham and Catfield, next to a working 01603 782053. farm and a group of cottages and converted barns. The ENERGY PERFORMANCE RATING location offers a good degree of privacy and a genuinely rural To be confirmed. lifestyle, while having village amenities nearby. Ludham has a range of local amenities including an excellent village Post Office and general stores, public house/restaurant, doctor's surgery and access to the Norfolk Broads network at Womack Water. Catfield has a public house/restaurant and a Post Office stores, while the nearby market town of Stalham offers a further extensive range of amenities.

DIRECTIONS From Wroxham/Hoveton village centre pass Roys Department Store and at the mini roundabout turn right signposted Horning and Ludham. Follow the road past Horning and into Ludham village. Pass Ludham Parish church on the right hand side, continue round the left hand bend and turn immediately left signposted Catfield. Continue out of Ludham and after approximately half a mile turn left into Sharp Street. Grove Cottage will be found after a short distance on the left hand side, indicated by an Arnolds Keys For Sale board.