Entrance hall, 22’ sitting/dining room, well fitted kitchen and cloakroom. Master bedroom with en-suite shower room, two further bedrooms and bathroom. Generous block paved and shingled parking areas. Electric vehicle charging point.  Good size gardens to the front and rear. 

Location
The property forms part of Bury Hill, which will be found on the northern outskirts of the historic market town of Woodbridge.  Probably best known for its outstanding riverside setting, Woodbridge offers a good choice of schooling in both the state and private sectors, a wide variety of shops and restaurants, a cinema/theatre and marina.  The property is also in close proximity to Melton, a popular village with a well supported primary school, large playing field with tennis courts and children’s play area, good pub/restaurant, The Coach and Horses, an independent village shop, a garage with Spar convenience store.  Both Melton and Woodbridge benefit from rail links to Ipswich, where Inter City rail services to London’s Liverpool Street station take just over the hour.  The popular Heritage Coastline destinations of Orford and Aldeburgh are approximately 10 miles and 15 miles respectively. The County Town of Ipswich is approximately 8 miles to the south-west.

Directions
Proceeding in a northerly direction on the A12, proceed past the Wyevale Garden Centre and the Shell Garages, turning right at the next roundabout onto Woods Lane (A1152).  Take the next turning right into Bredfield Road and continue along this Road for approximately 300 metres, taking the second turning on the left into Bury Hill.  Follow the road around, where the property will be found on the left hand side.

For those using What3Words app: ///period.hoped.goals

Description
Maple House is a brand new, energy efficient three bedroom detached house forming part of the popular and established residential area of Bury Hill.  Built by the well respected local developer, Oliver Charles Developments Ltd, Maple House has been built and finished to an extremely high standard.  The property will benefit from a RICS structural warranty and also has an energy efficient rating of B (83). 

Internally the property has been finished to an extremely high standard with well fitted kitchen, bathroom, en-suite and cloakroom facilities, energy efficient UPVC windows and doors throughout, complemented by an aluminium framed bi-fold door that opens onto the rear patio and garden.  Flooring has also been laid throughout, with wood effect flooring on the ground floor, wood effect tiling in the bathroom and en-suite shower room and carpeted bedrooms, landing and stairs.  

Outside the gardens have been landscaped with a large block paved driveway with electric vehicle charging point.  This is separated from the front garden by raised planters and wooden framework, with a matching block paved pathway leading to the covered porch and front door.   There is a good size patio at the rear that can be accessed from the sitting/dining room, whilst the front and rear gardens have been seeded.  Being a corner plot, there are good size gardens to the front, side and rear of the property, part of which has been laid to shingle for additional parking/hardstanding if required.

The Accommodation
The House

Ground Floor
A part glazed wood effect composite door opens into the

Entrance Hall 
With staircase rising to the First Floor with spacious understairs storage area, wood effect flooring throughout, radiator and doors off to

Sitting/Dining Room 6.77m x 4.48m
A wonderfully light, multi-functional reception room with large bay window on the front elevation overlooking the garden and towards the parking areas, together with aluminium framed bi-fold doors opening onto the patio and rear garden.  Contemporary vertical panel radiator, additional radiator, wood effect flooring, TV sockets and wide opening through to the 

Kitchen 
With window on the rear elevation overlooking the garden and fully glazed door providing access via a pathway to the front and rear.   Well fitted with good range of cupboard and drawer units with wood effect worksurface over incorporating a stainless steel sink with mixer tap and drainer.  Four ring halogen hob with light and extractor hood over and matching oven and grill under.  Integral dishwasher, recess and plumbing for washing machine, recess for tumble dryer and space for fridge-freezer.  Wall hung Ideal gas fired boiler, wood effect flooring and door returning to the Entrance Hall.   Recessed spotlighting.  

Returning to the Entrance Hall a further door provides access to the

Cloakroom
With WC and vanity wash basin.  Wood effect flooring.  Radiator and extractor fan.  

Stairs from the Entrance Hall rise to the 

First Floor
Landing
With high level window on the gable elevation providing plenty of light and doors off to

Bedroom One
A good size double bedroom with large window on the front elevation overlooking the garden and driveway.  Built-in wardrobe cupboards, TV point, radiator and door to

En-suite Shower Room
With shower enclosure, WC, vanity wash basin with splashback.  Radiator, recessed spotlighting, extractor fan and shaver socket.   Wood effect flooring.

Bedroom Two
Another double bedroom with window on the rear elevation overlooking the patio and garden.  Built-in wardrobe cupboards, TV point and radiator. 

Bedroom Three
A room that could also be utilised as a study if required.  With window overlooking the front garden and driveway.  Access to roof space, radiator and TV point.  

Bathroom
With white suite comprising panelled bath with mixer tap and shower attachment, WC and mounted vanity wash basin with mixer tap and splashback.  Door to Airing Cupboard.  Recessed spotlighting, extractor fan, heated towel rail and shaver socket.  Wood effect flooring. 

Outside
Maple House occupies a generous corner plot, and with a large block paved parking area which includes an electric vehicle charging point that leads to a generous shingled driveway beyond.  Beside the driveway a pair of raised planters set within timber framework lead to a matching block paved pathway that continues to the covered porch and front door.  The pathway is flanked by gardens that have been seeded and also incorporate a bin presentation area.   There is also a garden shed which is suitably large enough for cycle storage.

From the covered porch a paved pathway leads alongside the property to the rear garden.  This comprises a good size patio area, that immediately adjoins the rear of the property and which can be accessed from the Sitting/Dining Room via the bi-fold doors.  Beyond the patio is a garden, which has been seeded, and fully  enclosed within fence panels.  

Viewing Strictly by appointment with the agent.  

Services  Mains water, electricity, gas and drainage connected.   Gas fired boiler serving the central heating and hot water systems. 

EPC  Rating = B

Council Tax  To be assessed.

Local Authority  East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; [use Contact Agent Button] 

NOTES

1.  Every care has been taken with the preparation of these particulars, but complete accuracy cannot be guaranteed.  If there is any point, which  is of particular importance to you, please obtain professional confirmation. Alternatively, we will be pleased to check the information for you.  These Particulars do not constitute a contract or part of a contract.  All measurements quoted are approximate.  The Fixtures, Fittings & Appliances have not been tested and therefore no guarantee can be given that they are in working order.  Photographs are reproduced for general information and it cannot be inferred that any item shown is included.  No guarantee can be given that any planning permission or listed building consent or building regulations have been applied for or approved. The agents have not been made aware of any covenants or restrictions that may impact the property, unless stated otherwise.  Any site plans used in the particulars are indicative only and buyers should rely on the Land Registry/transfer plan. 

2. The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 require all Estate Agents to obtain sellers’ and buyers’ identity.

3. Room measurements taken from architect’s drawings.  Please note that dimensions may be subject to change during the build process.

June 2023