01603 782 053 The Bridge, Norwich Road, Wroxham, NR12 8DA Oak Cottage, Oak Lane, East Ruston, NR12 9JG £325,000 A fine rural location with countryside views, generous accommodation and the flexibility of a ground floor master bedroom make Oak Cottage an ideal family ■ Rural location with attractive home. Have the best of both worlds with the peace of the countryside, the coast countryside views and Broads a short drive and excellent amenities nearby in the market towns of ■ Flexible family Stalham and North Walsham. There is an impressive double reception room, accommodation with ground study, three first floor bedrooms and two bathrooms, a double garage, oil-fired floor master bedroom and central heating and double glazing. bathroom ■ Close to Broads and Coast Offices in: Aylsham 8 Market Place Tel: 01263 738444 Cromer 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 Sheringham 11 Station Road Tel: 01263 822373 Wroxham The Bridge Tel: 01603 782053 www.arnoldskeys.com | 01603 782 053 First For Surveys - www.arnoldskeys.com Oak Cottage, Oak Lane, East Ruston, NR12 9JG The Accommodation Outside Entrance Door to:- At the front of the property there is a substantial gravelled driveway providing off road parking and turning for several Entrance Hall vehicles. There is an attached DOUBLE GARAGE with up-and- Tiled floor. over door. The garden lies mainly to the front of the property Study and is laid to lawn, with a wealth of mature shrubs and trees, 10'4" x 9' (3.15m x 2.74m) beds and borders. To the rear of the property there is a paved terrace and an attractive outlook over the adjoining fields and Reception Hall neighbouring garden. Understairs storage cupboard. Staircase to first floor. Tiled floor. Sitting/Dining Room Viewing 28'3" x 16'3" max, 11'10" min (8.61m x 4.95m max, 3.61m min) An impressive double reception room with fireplace and open Strictly by appointment with Arnolds Keys Wroxham on fire, tiled hearth and timber surround. French doors to the rear 01603 782 053 garden. Kitchen/Breakfast Room Directions 17'5" x 8'6" max, 7'10" min (5.31m x 2.59m max, 2.39m min) A From Wroxham/Hoveton village centre pass Roys Department range of fitted base and wall units. Ceramic sink with mixer tap. Store and at the mini roundabout continue on the Stalham Road Space for range cooker with extractor hood above. Space for out of Hoveton. Follow the road through Cat's Common at fridge/freezer and washing machine. Integrated dishwasher. Smallburgh and Wayford Bridge, passing the petrol service Timber worktops. Tiled floor. station, Wayford Hotel and garden centre on the left hand side. Breakfast/Utility Area Continue towards Stalham then take the first turning left 11'11" x 5'11" (3.63m x 1.80m) A range of fitted base and wall signposted Bacton and Walcott. At the T-junction turn left and units. Space for tumble dryer. Tiled floor. continue on the Bacton and Walcott road. Pass the first right hand turning signposted Happisburgh and after around half a Rear Hallway mile take the next turning left signposted Ridlington and East Tiled floor. Glazed door to the rear garden. Ruston. Follow the road into East Ruston and turn left by the Ground Floor Master Bedroom Butcher's Arms Public House into Oak Lane. Pass the first group of houses on the right and Oak Cottage will be found 16'5" x 9'11" (5.00m x 3.02m) Attractive outlook over the after a short distance on the right hand side. gardens, with picture window and French doors. Bathroom 7'10" x 6'9" (2.39m x 2.06m) White suite comprising panelled bath with electric shower over, WC and pedestal wash basin. Tiled floor. Built-in airing cupboard. First Floor Landing Energy Performance Certificate Bedroom Two Oak Cottage, Oak Lane, East Ruston, NORWICH, NR12 9JG Dwelling type: Detached house Reference number: 8517-7525-0500-3879-3922 Date of assessment: 21 May 2013 Type of assessment: RdSAP, existing dwelling 12'11" x 10'7" (3.94m x 3.23m) Date of certificate: 21 May 2013 Total floor area: 156 m² Use this document to: • Compare current ratings of properties to see which properties are more energy efficient Bedroom Three • Find out how you can save energy and money by installing improvement measures 13'7" x 9'1" (4.14m x 2.77m) Estimated energy costs of dwelling for 3 years: £ 5,601 Over 3 years you could save £ 2,214 Bedroom Four Estimated energy costs of this home Current costs Potential costs Potential future savings 16'4" x 5'11" (4.98m x 1.80m) Lighting £ 288 over 3 years £ 210 over 3 years Heating £ 4,842 over 3 years £ 2,865 over 3 years You could Family Bathroom Hot Water £ 471 over 3 years £ 312 over 3 years save £ 2,214 Totals £ 5,601 £ 3,387 over 3 years 10'4" x 8'5" (3.15m x 2.57m) White suite comprising panelled 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 bath with mixer shower, WC and pedestal wash basin. generated by microgeneration. Energy Efficiency Rating Council Tax Band The graph shows the current energy efficiency of your home. D The higher the rating the lower your fuel bills are likely to be. The potential rating shows the effect of undertaking Location the recommendations on page 4. The average energy efficiency rating for a dwelling in East Ruston is a village which offers good access to the nearby England and Wales is band D (rating 60). market towns of Stalham and North Walsham, as well as the Reference Broads capital of Wroxham and the Norfolk coast. A wide range Top actions you can take to save money and make your home more efficient Typical savings Available with Recommended measures Indicative cost 8065 of amenities are available in each of the market towns, and over 3 years Green Deal 1 Cavity wall insulation £500 - £1,500 £ 504 Wroxham has a variety of shops, Post Office, schools, boatyard 2 Internal or external wall insulation £4,000 - £14,000 £ 585 Any moveable contents, fixtures and fittings (whether wired or not) are excluded from the sale unless specifically listed in these facilities and a rail link to Norwich. 3 Floor insulation £800 - £1,200 £ 237 See page 4 for a full list of recommendations for this property. particulars. It is not known whether any fixtures and fittings that are included are operational and effective as they have not been 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 tested by the agents make your home warmer and cheaper to run at no up-front cost. Page 1 of 5 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. .