ACCOMMODATION Brick arched entrance porch with original coloured tiled floor, stunning glazed leaded light front entrance door with side panels leading into: 

RECEPTION HALL 14' 9" x 6' 9" (4.50m x 2.06m) Decorative ceiling rose with pendant light fitment, picture rail, frieze, radiator, original coloured tiled floor, staircase off with understairs store area and doors arranged off to: 

SITTING ROOM 16' 4" x 17' 0" (5.00m x 5.19m) maximum including bay window to the front elevation, decorative coved cornice, decorative ceiling rose with pendant light fitment, ornate fire surround with integrated mirror, mantle and open fire with tiled hearth, copper canopy and tiled inserts, 2 radiators. 

DINING ROOM 14' 0" x 16' 7" (4.27m x 5.07m) measured into bay window to the front elevation. Decorative coved cornice, picture rail, radiator, chimney breast with shelved alcove.

From the rear of the Reception Hall a door leads to: 

SNUG/GARDEN ROOM 10' 9" x 12' 11" (3.30m x 3.95m) excluding large UPVC sash style bay window to the front elevation w Window seat with fitted storage, 2 corner storage cupboards, contemporary log effect gas fire with modern surround, twin alcoves with shelving, picture rail, radiator, decorative ceiling rose, ceiling light, coved cornice.

From the rear of the Reception Hall a delightful original door with coloured leaded light panels opens into: 

REAR HALLWAY With continuation of the coloured floor tiles, radiator, part obscure glazed external entrance doors, security alarm control panel, coat hook. Door to: 

WALK-IN PANTRY 5' 6" x 3' 8" (1.68m x 1.13m) Fitted shelving, quarry tiled floor, obscure glazed internal window.

Door to: 

FITTED KITCHEN 13' 0" x 11' 8" (3.98m x 3.58m) maximum Range of shaker style units comprising base cupboards and drawers beneath the worktops with inset one and a quarter bowl sink unit with mono block mixer tap, Miele integrated dishwasher, Rangemaster dual fuel Range style cooker with 5 burner gas hob, tiled back and integrated extractor hood, intermediate wall tiling, built-in fridge freezer, ceramic floor tiles, recessed ceiling lights, coved cornice, radiator, door leading to Cellar (to be described later), recess for microwave oven and open arch into: 

ADJACENT BREAKFAST ROOM 12' 4" x 10' 0" (3.77m x 3.06m) Range of units matching those in the Kitchen including dresser unit with glazed display cabinets, worktop, integrated wine rack set within brick chimney breast with full height alcove cupboards, kick space heater, tiled floor, coved cornice, recessed ceiling lights, external entrance door, half glazed door into: 

CONSERVATORY 9' 2" x 15' 10" (2.80m x 4.83m) Borrowed light with window from the Breakfast Room. Tiled floor, dwarf brick and UPVC construction with multiple opening lights, French doors, pitched polycarbonate roof, ceiling light with propeller style fan, door to: 

CLOAKROOM Two piece suite comprising low level WC and hand basin with hot and cold taps, obscure glazed window. 

CELLAR Accessed from a door in the Kitchen with steps leading down to: 

USEFUL STORAGE/AMENITY ROOM 10' 4" x 8' 10" (3.15m x 2.70m) 2 triple adjustable wall lights, 2 double power points, ceiling height approx. 2.1m. Although the Cellar has no natural light it has been fully tanked and provides potential for a Hobbies Room/Office/Store Room.

From the Reception Hall the carpeted staircase with exposed spindles rises to: 

HALF LANDING Radiator, 5 steps leading up to: 

MAIN FIRST FLOOR LANDING 14' 7" x 6' 9" (4.46m x 2.08m) Including stairwell. Coved cornice, ceiling light, UPVC window to the front elevation, door to: 

MASTER BEDROOM 14' 2" x 13' 1" (4.34m x 4.01m) 2 UPVC windows to the front elevation overlooking the River, radiator, decorative coved cornice, decorative ceiling rose with pendant light fitment, comprehensive range of fitted furniture comprising wardrobes, over bed storage cabinets, bedside cabinets with courtesy lights, door into: 

DRESSING ROOM 7' 5" x 5' 1" (2.28m x 1.56m) Coved cornice, recessed ceiling lights, radiator, arch to: 

LUXURY BATHROOM 10' 10" x 9' 1" (3.32m x 2.77m) Fully tiled walls, tiled floor, coved cornice, recessed ceiling lights, panelled Jacuzzi bath with side mounted mixer tap and shower over with glazed screen, low level WC with concealed cistern, deep oval hand basin with mono block mixer tap set within vanity storage units with multiple cupboards and drawers, mirror with shaver point and courtesy lights, vertical radiator/towel rail, 2 UPVC windows to the side elevation. 

BEDROOM 2 15' 7" x 9' 10" (4.75m x 3.00m) Recessed double wardrobe, 2 UPVC windows to the front elevation overlooking the river, ornamental fireplace, dado rail, radiator, ceiling light.

From the Half Landing 5 further steps lead to: 

REAR LANDING 17' 6" x 3' 8" (5.34m x 1.13m) overall Access to loft space, ceiling light, radiator, UPVC sash window to the rear overlooking the garden, shelved storage cupboard with obscure glazed window, door to: 

BEDROOM 3 10' 11" x 13' 3" (3.34m x 4.06m) maximum including full width range of fitted wardrobes with overhead storage cupboards, picture rail, 3 way adjustable ceiling spotlight, radiator, UPVC sash window to the rear elevation, recessed cloaks cupboard with coat hooks.

From the other side of the Rear Landing there is a further access door into the Dressing Room giving the Dressing Room a Luxury Bathroom the potential to be an En-Suite facility to the Master Bedroom or to be used generally depending on occupation.

From the corner of the Rear Landing steps lead down to: 

LOWER LANDING AREA 16' 0" x 2' 11" (4.89m x 0.9m) Radiator, ceiling light, UPVC window to the front elevation, door to: 

MODERN SHOWER ROOM 9' 6" x 7' 7" (2.91m x 2.32m) Fully tiled walls, tiled floor, access to loft space, coved cornice, recessed ceiling lights, large walk-in shower cubicle with shower unit and rain water sprinkler, low level WC with push button flush, shaped hand basin with corner mounted mixer tap and storage drawer beneath, radiator, Airing Cupboard, obscure glazed UPVC window. 

EXTERIOR At the front of the property there is a low retaining capped brick wall with fenced panels above, block paved driveway with parking for several cars and small gravelled borders.

There is a tall side gate to a side entrance area with externally accessed gas and electricity meters, back door leading into the Breakfast Room. 

BRICK OUTBUILDINGS  

LAUNDRY/UTILITY ROOM 8' 8" x 7' 4" (2.66m x 2.26m) Single drainer stainless steel sink unit with cupboards beneath, hot and cold taps, plumbing and space for washing machine, space for tumble dryer, eye level wall cupboards, partial wall tiling, useful storage cupboard, fluorescent strip light, obscure glazed window to the rear, staircase leading up to an access door to the Rear Landing providing the potential for a separate access to a potential annexe if required. The Laundry Room is just 3 steps away from the back door into the Breakfast Room thus providing useful storage space and attached to the rear is a former Coal Store. Outside tap. 

BRICK GARAGE 17' 7" x 8' 11" (5.37m x 2.74m) Merlin electronically operated up and over door, power and lighting, concrete floor. 

ESTABLISHED REAR GARDENS The gardens are delightful, east and south facing and comprise a modern coloured paved patio area to the rear of the Garden Room and accessed from the Conservatory, stocked border, trellised fencing, shrubs and conifers. To the south side of the property there is a gravelled area with a stocked border and a lawn at lower level with pergola and attractive private seating area.

From the main patio 7 steps lead down to the lower garden area with shaped lawn, pathways, gravelled areas, garden shed, hand gate on to the side roadway. To the north eastern side of the rear garden there is a further paved patio at lower level along with a 7 sided structure with attractive seating area, further store shed, stocked borders, Magnolia tree and water butts.  

DIRECTIONS The property is situated along Cowbit Road on the eastern side of the River Welland and from the High Bridge proceed into Cowbit Road where upon the property is situated on the left hand side opposite the River Welland. 

AMENITIES Local schools, shops and all other facilities are within easy walking distance along with bus and railway stations. Peterborough is 18 miles to the south and has a fast train link with London's Kings Cross minimum journey time 48 minutes.