Situated towards the edge of the village with open farmland views to the rear this well presented semi-detached Victorian cottage sits in pretty, well established gardens with off-road parking and workshop.

The accommodation briefly comprises:-

• Entrance Hall
• Sitting Room
• Dining Room
• Kitchen
• Study
• Utility Room/WC
• First Floor Landing
• Master Bedroom
• Guest Bedroom with En-Suite Shower Room
• Further Double Bedroom
• Shower Room
• Off-road Parking
• Pretty front garden
• Rear garden with beautiful far reaching countryside views
• Workshop/summerhouse
• Further clay lump outbuilding

The Property
The front door leads into the hallway with stairs to the first floor and door into the sitting room with window to the front aspect, useful under stair cupboard for hanging coats and storing shoes and a fireplace housing the wood burning stove which creates a cosy focal point. The sitting room leads out to the inner hallway and into the dining room which has double doors leading out to the rear courtyard area and brick fireplace. The kitchen is well fitted with a range of matching wall, base and drawer units, double built-in oven, gas hob (bottled gas) with extractor over, worktops with inset 1 ½ bowl sink, integrated fridge and dishwasher and windows to the rear and side aspects. The utility/cloakroom has space and plumbing for a washing machine and tumble dryer, sink and WC. The study/office overlooks the front aspect. From the inner hallway a stable door leads out to the rear garden.

Stairs lead up to the first floor landing with loft access hatch and airing cupboard housing the immersion tank. The master bedroom overlooks the front aspect and has the original cast iron fireplace and built-in wardrobe cupboards. The guest bedroom also overlooks the front with door to the en-suite shower room. The third bedroom overlooks the rear with beautiful views over open farmland and built-in cupboard. The recently refitted shower room has the original wooden floorboards and comprises a walk-in shower with glazed screen, WC, wash basin and window to the rear aspect.

Outside
The cottage is approached through a timber gate and over a gravel driveway with delightful front gardens planted with a variety of seasonal flowering plants, shrubs and trees including two established magnolias and an apple tree. A side gate leads to the rear garden where you will immediately find the vegetable plot which has fruit bushes including raspberry, blackcurrant and gooseberry and a strawberry bed. To the left is a courtyard area where you can access the original cart shed, now used as a workshop/summerhouse and a further original clay lump outbuilding both with power and light connected. To the rear of the outbuildings is the greenhouse and potting area and a lawned area with an established walnut tree, where you will find the summerhouse, a perfect spot to sit and enjoy the stunning farmland views and glorious sunsets. Further round is a further paved seating area and wood store.

Location
Pulham St Mary is a charming village and has a popular community centre (The Pennoyer) with café, bar and classes for all ages. Other facilities in the village include a general store, post office and garage. The neighbouring village of Pulham Market has a further shop, post office, public house, doctors and a primary school. Further facilities are available in the nearest town of Harleston. The amenities include bakers, butchers, public houses, pharmacies, cafes, restaurants, hairdressers, stores and further independent retailers. Diss has a mainline train station linking to London Liverpool Street and Norwich.

Fixtures and Fittings
All fixtures and fittings including curtains are specifically excluded in the sale (unless mentioned in the sales particulars) but may be available in addition, subject to separate negotiation.

Services
Electric Storage Heaters. The wood burner has a back boiler which heats two first floor radiators and hot water. Immersion tank also for hot water.
Mains water and electricity are connected.
Private Drainage - Septic Tank
Energy Rating: D

Local Authority
South Norfolk District Council
Tax band: B
Postcode: IP21 4QS
What3words: disbanded.intensely.smiled

Agents Note
The property is offered subject to and with the benefit of all rights of way, whether public or private, all way leaves, easements and other rights of way whether specifically mentioned or not.

Tenure
Vacant possession of the freehold will be given upon completion.