Effingham. Guide Price 995,000

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1 Effingham Guide Price 995,000 A unique opportunity to purchase a beautifully crafted brand new house, built to the highest specification covered by a 10 year NHBC Warranty. This delightful cottage is located in the heart of Effingham village, a historic Conservation area. Apple Tree Cottage, is a three bedroom home with immense charm and character, on an individual plot with a south west facing garden,

2 ample parking and local amenities close by. EPC rating (B)

3 Built by Beaufoy Homes, to an extremely high specification and craftsmanship using quality materials and high end fittings, this delightful property will appeal to many buyers wishing to buy an individual modern home with character. The attractive flint cobble rendered exterior enables the property to blend in naturally to its surroundings, giving it a traditional, cottage feel, whilst the interior has a very open plan, contemporary feel to suit modern living. A wide entrance hallway gives access either side to two ground floor reception rooms accessed by semi glazed double doors. There is a downstairs cloakroom/utility at the rear and under stairs storage. The flooring throughout the ground floor is a smart wood effect Italian ceramic tiling whilst the stairs, landing and bedrooms are carpeted. The internal doors are solid wood with polished chrome handles and the windows are wooden framed, double glazed. The upstairs landing has sufficient space to create an openplan study area should one wish. The kitchen/breakfast room has space for a large table and is fitted with a range of Shaker style wall and base units with stone worktops and built in Bosch appliances. There are double aspect windows plus French doors to the side return. The utility room has space for a washing machine and tumble dryer. brick, feature fireplace recess, to which a wood-burner can be fitted. Upstairs, there are three double bedrooms with a wall of fitted wardrobes to the master. Both bathrooms have been beautifully fitted with Villeroy & Boch tiling and sanitaryware. This house will have wide appeal for those seeking a bespoke new build property, ready to move into and we advise viewing at the earliest opportunity to avoid disappointment and to gain a full appreciation of this fine home. BRAND NEW AND READY TO MOVE INTO! Three Bedroom detached home with ample parking Full of character and charm Shaker style kitchen with integrated Bosch appliances Master bedroom with en-suite South West facing garden Internal space 1411 sq ft 10 year NHBC Warranty The sitting room again has double aspect windows and an exposed

4 Floorplan

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6 Directions The cottage is situated in the picturesque Effingham conservation area, within a short stroll of the village shops providing everyday essentials. Effingham golf club is within close proximity, whilst nearby Ranmore Common and the Surrey Hills - a designated area of outstanding natural beauty - provides some of the best walking, cycling and horse riding countryside in the South of England. Effingham junction station is within 2 miles, providing access to London (Waterloo approximately 40 minutes). The A3 is within a few minutes drive allowing easy access to central London and linking with the M25 (Junction10) and to both Gatwick and Heathrow airports. IMPORTANT NOTICE TO PURCHASERS: We endeavour to make our sales particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantees as to their operating ability or efficiency are given. All measurements have been taken as guide to prospective buyers only, and are not precise. If you require clarification or further information on any points, please contact us, especially if you are travelling some distance to view.