West Tofts, Thetford - Ref:100335011466

SITUATION & LOCATION Occupying a unique rural location deep within the Breckland countryside and in the heart of Thetford Forest, Withywood enjoys a wonderfully private setting tucked away and surrounded by established gardens and grounds of approximately 3.5 acres (subject to survey).

Built in 2002, this spacious and individually designed detached house enjoys comfortable and well-planned accommodation throughout. The charming Oak framed porch way compliments the lovely hallway with attractive oak staircase. The spacious open plan kitchen and dining area enjoys a wonderful aspect onto the gardens and boasts a high spec German-made 'Bulthaup' kitchen with an island as well as an array of integrated appliances. Adjacent to the kitchen, there is also a laundry/utility room.

The cosy lounge features a large inglenook fireplace with Bressemer beam and wood burning stove. There is also a convenient ground floor shower room as well as two additional rooms that offer multiple uses either as additional guest bedrooms, offices or hobbies rooms.

To the first floor there are four bedrooms, the master bedroom having an en-suite shower room and there is also a large family bathroom.

Just a stone's throw away is the delightful detached annexe or guesthouse. This includes contemporary open plan accommodation, the main living/kitchen area enjoying spectacular views across the garden through the large sliding patio doors. In addition to the oil fired central heating system, the annexe can be kept warm and cosy from the beautifully designed wood burning stove with integrated heat accumulation system.

Both the annexe and the main house benefit from independent oil fired central heating systems as well as sealed unit double glazing throughout.

The vendors have for many years raced huskies in and around the adjoining forest and chose this property because of its privacy and its direct access to Thetford Forest. They currently have about 15 dogs at the property with dedicated kennels and runs as well as an enclosed and secure exercise paddock.

The sale of this property offers purchasers a rare opportunity to acquire a spacious house and annexe in a lovely rural setting. The flexibility of accommodation coupled with the extensive gardens and grounds offer a unique proposition and early viewings are highly recommended.

The small hamlet of West Tofts is located within Thetford Forest, Britain's largest lowland pine forest, ideal for lovers of walking, outdoor pursuits and wildlife. West Tofts includes a Ministry of Defence camp and some training is carried out within adjoining Ministry of Defence land. The sought after village of Mundford lies approximately 2 miles to the North West and contains all the usual village amenities including shops, a post office, fish & chip shop, a primary school, a church and a public house as well as a village hall complex. The market towns of Thetford and Brandon lie approximately 8 and 4 miles away respectively with direct connections to London. A good road network links the property with the major towns in East Anglia, London and the north.

ENTRANCE HALL With oak entrance door; painted stripped pine floor; under stairs storage cupboard; matching wall lights; radiator; oak staircase leading to first floor.

LOUNGE 14' 5" x 16' 0" (4.40m x 4.88m) Charming Inglenook fireplace with oak Bressemer beam, brick hearth and integrated woodburning stove; sealed unit double glazed softwood framed windows and French doors leading to rear garden; radiator; matching wall lights; fitted carpet.

OPEN PLAN KITCHEN/ DINING/ FAMILY ROOM 27' 10" x 14' 4" (8.49m x 4.37m) High-spec German made 'Bulthaup' kitchen consisting of contemporary wall and floor cupboard units and an island/preparation area. Incorporated in the units are a range of integrated Siemens appliances Including a full-height fridge; a separate freezer; a dishwasher; induction ceramic hob; an oven; a combi microwave oven and a plate warmer drawer. Stainless steel sink unit with mixer tap; all with soft close drawers; recessed LED lighting; matching wall lights and feature 'over table' light; two radiators; French doors leading to outside (one set being UPVC); slate tiled floor.

LAUNDRY ROOM 7' 1" x 12' 9" (2.18m x 3.89m) Range of wall and floor cupboard units with work services. A one and a half bowl ceramic Butler sink unit with mixer tap; plumbing for washing machine and space for dryer; chest freezer and drinks fridge; floor mounted Warmflow oil fired boiler (serving central heating and domestic water); radiator; sealed unit double glazed windows; door to outside; recessed halogen lighting; access to loft space; slate tiled floor.

SHOWER ROOM 6' 1" x 5' 5" (1.86m x 1.66m) Corner approach tiled shower cubicle with plumbed in shower and sliding glass screens, pedestal wash basin and W.C; sealed unit double glazed softwood frame window; radiator; recessed halogen lighting; painted stripped pine floor.

OFFICE/BEDROOM 5 14' 5" x 9' 5" (4.40m x 2.88m) Painted stripped pine floor; sealed unit double glazed soft wood framed windows; radiator; matching wall lights.

SNUG/HOBBIES ROOM 10' 1" x 10' 9" (3.09m x 3.29m) Stripped pine floor; soft wood framed sealed unit double glazed windows; radiator; matching wall lights; recess halogen lighting.

OAK STAIRCASE LEADING FROM HALLWAY TO FIRST FLOOR:

LANDING Oak floor; sealed unit double glazed softwood framed windows; access to loft space; radiator; airing cupboard with lagged copper cylinder and immersion heater.

MASTER BEDROOM 1 14' 5" x 14' 7" (4.40m x 4.46m) Stripped pine floor; sealed unit double glazed softwood framed windows; range of fitted wardrobe cupboards with sliding doors; walk-in wardrobe cupboard with sliding door; radiator.

EN-SUITE SHOWER ROOM 5' 5" x 7' 5" (1.66m x 2.28m) Tiled shower cubicle with plumbed in overhead shower and glass pivot door; pedestal wash basin and W.C; double glazed softwood framed window; radiator; arched recess with mirror and lights; stripped pine floor.

BEDROOM 2 13' 6" x 14' 4" (4.13m x 4.37m) Radiator; sealed unit double glazed softwood framed windows; fitted wardrobe cupboard with sliding doors; stripped pine floor.

BEDROOM 3 14' 5" x 9' 5" (4.40m x 2.88m) Radiator; sealed unit double glazed softwood framed windows; matching wall lights; stripped pine floor.

BEDROOM 4 10' 1" x 10' 9" (3.09m x 3.29m) Radiator; sealed unit double glazed softwood framed window; fitted hanging rails and shelving; stripped pine floor.

FAMILY BATHROOM 9' 9" x 9' 1" (2.98m x 2.77m) Step up enamel panelled bath with shower mixer over, pedestal wash basin and high-level W.C; radiator/towel rail; stripped pine floor.

BUNGALOW ANNEXE

REAR PORCH/CONSERVATORY 10' 4" x 8' 1" (3.16m x 2.48m) Of part brick construction with UPVC sealed unit double glazed windows and French doors to garden under a polycarbonate roof. With radiator and ceramic tiled floor. Cupboard housing oil fired boiler (serving central heating and domestic hot water).

OPEN PLAN KITCHEN, LOUNGE & DINING AREA 23' 2" x 31' 2" (7.07m x 9.50m) overall measurements Fitted range of cupboard units with work surfaces over as well as separate island/preparation area incorporating stainless steel sink unit with mixer tap. Range of integrated appliances including Siemens electric oven and induction hob. Integrated NEF fridge/freezer. Plumbing for dishwasher; two radiators; sealed unit double glazed softwood framed windows as well as large sliding aluminium framed double glazed doors with views on to garden; triple glazed UPVC Velux window; contemporary Stack Castellamonte wood-burning stove with heat accumulation system; recessed ceiling lights and matching wall lights; slate tiled floor.

BEDROOM 8' 9" x 12' 0" (2.67m x 3.68m) With painted stripped pine floor; radiator; sealed unit softwood framed double glazed window; sliding obscure glass door to:

EN SUITE SHOWER ROOM 4' 7" x 6' 1" (1.41m x 1.87m) With W.C and wash basin; radiator; half tiling to walls; sealed unit double glazed window; tiled shower cubicle with plumbed in shower.

OUTSIDE The property is not easily seen from the road as its boundaries are well established and provide a high degree of privacy. A tree lined driveway opens out into an expansive shingled courtyard which provides extensive parking for multiple vehicles.

Withywood is set well back on the plot and surrounded by formal gardens, predominantly lawned, but interspersed with many varieties of mature shrubs, bushes and trees - both evergreen and deciduous. Gravelled pathways follow the perimeter of the house edged by neat box hedging.

Fruit trees have been planted within the rear part of the garden and the former gravel pit provides a wooded hollow that attracts a variety of wildlife. An enclosed and secure exercise paddock provides an excellent space for the dogs and offers the same opportunity for purchasers with similar interests.

Situated off the driveway to the south is a further area of garden that contains a six bayed open fronted timber framed barn. This has been adapted by the vendors who have installed individually fenced runs to each bay for their dogs.

The Annexe has an enclosed dedicated garden area.



SERVICES Septic tank drainage; mains electricity.
Water is from MOD private supply and managed by Severn Trent Water. Charge for 2021/22 was £300

Independent oil fired boilers with dedicated oil tanks serve central heating and domestic hot water for each property.

COUNCIL TAX Withywood - Band - C
Bungalow Annexe - Band - A

• Rural Location
• Direct Access to Thetford Forest
• Gardens of Approximately 3.5 Acres (StoS)
• Detached House
• Spacious Living Accommodation
• Four Bedrooms Plus En Suite
• Detached One Bedroom Annex
• Tree Lined Driveway and Courtyard
• Private Setting
• Chain Free