Entrance hall, sitting room, kitchen/dining room and downstairs cloakroom.  Master bedroom with en-suite shower room.  Two further bedrooms and a family bathroom.  Enclosed garden to rear.  Single garage en-bloc with off-road parking space in front.

Location

Holly Way is located within walking distance of Tesco and Waitrose supermarkets, the doctors surgery and the high street.  The high street offers cafes, businesses and all day-to-day shopping facilities.  Also within walking distance is the railway station which has regular train services to London’s Liverpool Street station via Ipswich. 

To the east of Saxmundham lies Suffolk’s Heritage Coast, with popular centres including Aldeburgh, Thorpeness, Walberswick, Southwold and Orford.  The renowned Snape Maltings Concert Hall, home to Aldeburgh Festival, is approximately 3 miles to the south, and the county town of Ipswich lies under 22 miles to the south-west.   

Directions

Heading north on the A12, take the right hand turning onto the B1119, where signposted to Saxmundham.  Proceed along this road and turn right into Mill Road, continuing over the level crossing.  Proceed straight over the traffic lights into Church Road.  Continue past Waitrose on the left and take the second turning on the left onto Beech Road.  Continue all the way down Beech Road and turn left into Warren Avenue.  The property can be found a short way along on the right hand side.  For those using the What3Words app: ///neck.bright.gilding.

Description

2 Holly Way is a modern, three-bedroom semi-detached house with rendered elevations under a pitched tiled roof, completed in 2020 as part of the Abbotts Grange development by Hopkins Homes.  The property has been exceptionally well maintained and appointed to a high standard, with the accommodation comprising entrance hall, sitting room, kitchen/dining room, downstairs cloakroom, master bedroom with en-suite shower room, two further bedrooms and a family bathroom.  The property benefits from double-glazing throughout and gas-fired central heating. 

The property is approached from the highway via a path across an open lawn.  The rear garden is enclosed by panelled fencing, with gated access to the parking area and single garage en-bloc.  The garden itself has been landscaped and is mainly laid to lawn with established shrub and flower borders, as well as an extended paved seating area.  The property overlooks an area of green space to the front. 

The Accommodation

The House

 Ground Floor

The front door opens to the

Entrance Hall

With stairs that rise to the first floor landing, built-in understairs storage cupboard and wall-mounted radiator.  Door off to the kitchen/dining room, sitting room and

Cloakroom

Window to side with obscured glazing.  Wall-mounted radiator, close-coupled WC and pedestal hand wash basin with mixer tap over and tiled splashback.  Extractor fan.

Sitting Room 15’6 x 11’0 (4.72m x 3.35m)

A light room with large windows to front, wall-mounted radiators and double doors that leads into the

Kitchen/Dining Room 17’7 x 9’0 (5.36m x 2.74m)

Windows to rear and French doors with integral blinds that lead out to the garden.  A matching range of fitted wall and base units with rolltop work surface incorporating a one and a half bowl single-drainer sink unit with mixer tap over and tiled splashback.  Four-ring gas hob with electric double oven and grill below,   stainless steel extractor hood over, and tiled splashback.  Space and plumbing for washing machine and dishwasher.  Space for tall fridge freezer.  Ceramic tiled flooring and recessed LED lighting. 

The stairs in the entrance hall rise to the

First Floor

Landing

Window to side, access to loft and wall-mounted radiator.  Airing cupboard with pressurised water cylinder and slatted shelving.  A door opens to

Bedroom One 10’5 x 10’3 (3.17m x 3.12m)

Window to rear, wall-mounted radiator and built-in single wardrobe with hanging rail and shelving. 

En-Suite Shower Room

Comprising built-in shower cubicle with concertina door and mains-fed shower over, pedestal hand wash basin with tiled spashback, mirror and shaver point above, wall-mounted radiator, close-coupled WC and extractor fan.

Bedroom Two 10’4 x 9’6 (3.15m x 2.90m)

A further double room with window to front and wall-mounted radiator.

Bedroom Three 9’0 x 7’2 (2.74m x 2.18m)

Currently used as a dressing room, but could also be used as a single bedroom.  Window to rear and wall-mounted radiator.

Family Bathroom

Window to front.  Panelled bath with tiled surround with mixer tap over and shower attachment, close-coupled WC, pedestal hand wash basin, wall-mounted radiator and shaver point.   

Outside

The rear garden is mainly laid to lawn with an extended terrace that has a landscaped garden to one side and established shrub and flower borders to the other, with the remainder being bordered by close boarded fencing.  There is an outside tap and outside lighting.  A pathway leads from the French doors through the garden to gates to the rear which lead to the garages en-bloc.  The single garage for 2 Holly Way is the middle garage, which has a 7’ up-and-over door to front.  There is one off-road parking space in front of the garage. 

Viewing 

Strictly by appointment with the agent.  Please follow current Covid-19 guidelines.

Services  

Mains water, electricity, gas and drainage connected.

Council Tax  

Band C; £1,783.20 payable per annum 2022/2023.

Local Authority  

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

EPC Rating

B (full report available from the agent).

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, 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.  There is an annual charge payable by the owners and any subsequent owners of 2 Holly Way towards the cost of the maintenance and upkeep of the communal areas.  Last year this was approximately £85.

November 2022