FULL DESCRIPTION
A substantial family house with flexible 5 bedroom accommodation, double garage with workshop and attic room all standing in 0.28 acre grounds (sts) with field views.

117 Fakenham Road is a superbly presented detached house dating from the 1970s situated set well back from the road in the popular and conveniently located village of Great Ryburgh. In more recent years, the property has undergone a programme of modernisation and now provides well laid out adaptable contemporary family accommodation.
On the ground floor, most of the living space is open plan with a contemporary kitchen/breakfast room with separate utility and an opening to a dining room with an archway to a comfortable snug. There is also an impressive light and airy triple aspect sitting room, boot room and a ground floor shower room. Upstairs, there are 5 bedrooms, 1 with an en suite shower room, and a family bathroom.
The improvements have been carried out to a high standard with quality kitchen and bathroom fittings, oak internal doors, UPVC double glazing with the benefit of gas-fired central heating, 2 wood burning stoves, solar panels and air conditioning installed.
Outside, the property stands in low maintenance L-shaped grounds amounting to approximately 0.28 of an acre (subject to survey) with mainly south and west facing gardens with lovely views over the adjoining fields and open countryside. There is extensive driveway parking and a large recently built 2 storey double garage with workshop space and an attic room.

ENRANCE PORCH
1.83m x 2.30m (6' x 7' 7") Leaded glazed door with side windows leads from the front of the property into the entrance porch with exposed brick walls, quarry tiled floor and window to the side. Leaded glazed door with fixed side windows leading into:

HALLWAY
Shelved storage cupboard with hanging rail, radiator, smoke detector, glazed doors leading into sitting room and kitchen/breakfast room and door to:

GROUND FLOOR SHOWER ROOM
Shower cubicle with oversized shower head, pedestal wash basin with tiled splashback, WC, chrome ladder style radiator and vinyl flooring. Window to the rear.

KITCHEN/BREAKFAST ROOM
3.90m x 5.72m (12' 10" x 18' 9") Contemporary range of cream and timber effect base and wall units with laminate worktops and upstands and a resin 1 1/2 bowl sink with chrome mixer tap. Island unit incorporating cupboards and a halogen hob with contemporary extractor and light over. Eye level double oven, integrated fridge freezer, recessed ceiling lights, radiator, air conditioning unit, TV point and room for a breakfast table and chairs. Opening to dining room, 2 windows to the rear with field views and door leading into:

UTILITY ROOM
2.61m x 3.80m (8' 7" x 12' 6") Range of white and timber effect base and wall units with laminate worktops incorporating a stainless steel sink with chrome mixer tap, tiled splashbacks. Spaces and plumbing for a dishwasher and washing machine, vinyl flooring. Window to and glazed door leading into boot room and door to:

LAUNDRY ROOM
Floor standing gas-fired boiler, space and vent for a tumble dryer. Window to the side.

BOOT ROOM
2.62m x 3.78m (8' 7" x 12' 5") Triple aspect room with windows to the rear and side and a glazed door leading out to the rear of the property. Tiled floor.

DINING ROOM
3.46m x 5.72m (11' 4" x 18' 9") A wide opening leads from the kitchen/breakfast room into the dining room with a fireplace housing a wood burning stove on a slate hearth with oak mantel, radiator, contemporary oak and glass staircase to first floor landing with high level window. Wide window to the front and archway leading into:

SNUG
3.47m x 3.78m (11' 5" x 12' 5") Radiator, air conditioning unit and window to the front.

SITTING ROOM
7.27m x 3.98m (23' 10" x 13' 1") Impressive triple aspect room accessed from the hall with widow to the rear with field views and 3 windows to the sides. Freestanding wood burning stove on a slate hearth, radiator, air conditioning unit, TV point and glazed door leading out to the garden.

FIRST FLOOR LANDING
Shelved airing cupboard housing hot water tank, radiator and window to the front.

MASTER BEDROOM
3.90m x 4.58m (12' 10" x 15' 1") Fitted double wardrobe cupboard with storage above, radiator and window to the rear with field views. Door leading into:

EN SUITE SHOWER ROOM
2.58m x 2.43m (8' 6" x 8') at widest points. Large shower cubicle, pedestal wash basin with tiled splashback and mirror over, WC, white ladder style radiator, vinyl flooring. Window to the rear.

BEDROOM 2
3.84m x 3.55m (12' 7" x 11' 8") at widest points. Radiator and window to the rear with field views.

BEDROOM 3
2.74m x 3.80m (9' x 12' 6") Radiator and window to the front.

BEDROOM 4
2.26m x 4.07m (7' 5" x 13' 4") Built-in cupboard, radiator and window to the front.

BEDROOM 5
2.58m x 3.11m (8' 6" x 10' 2") Radiator and window to the rear with field views.

FAMILY BATHROOM
2.58m x 2.05m (8' 6" x 6' 9") Roll top bath with chrome claw and ball feet, pedestal wash basin with tiled splashback, WC, white ladder style radiator, loft hatch, vinyl flooring and a wide wall mirror.

OUTSIDE
117 Fakenham Road is set well back from the road behind a tall fence to the front with a galvanised gate opening onto an extensive driveway providing parking for several vehicles and leading to the detached garage and the front of the property. There is a lawn to the side of the driveway with tall fenced boundaries.
A galvanised gate to the side leads to the property's main garden which is west facing and comprises a patio with steps leading up to a good size lawn. To the rear of the property, there is a wide south facing patio and the gardens have lovely views over the adjoining fields to the south and west. In all, the gardens and grounds amount to approximately 0.28 acre (subject to survey).

GARAGE/WORKSHOP
GARAGE/WORKSHOP SPACE - 8.39m x 5.37m (27' 6" x 17' 7") at widest points. 2 remote control roller shutter doors and window to the front, power and light and pedestrian door to the side. Staircase to attic room.
POTENTIAL SHOWER ROOM - 2.35m x 2.27m (7' 9" x 7' 5") Unfinished but with water and drainage connected.
ATTIC ROOM - 8.21m x 4.00m (26' 11" x 13' 1") at widest points. Restricted head height to the sides with power and light and 2 Velux windows to the east.

Viewing
Please contact us on 01328 855899 if you wish to arrange a viewing appointment for this property, or require further information.

Disclaimer
Whilst these particulars have been prepared in good faith to give a fair description of the property, these do not form any part of any offer or contract nor may they be regarded as statements of representation of fact. 2. Belton Duffey have not carried out a detailed survey, nor tested the services, appliances and specific fittings. All measurements or distances given are approximate only. 3. No person in the employment of Belton Duffey has the authority to make or give representation or warranty in respect of this property. Any interested parties must satisfy themselves by inspection or otherwise as to the correctness of any information given.
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