**Guide Price £400,000 - £425,000** Abbotts Watton are delighted to offer for sale this quality detached home being constructed in the heart of the village of Griston opposite the Waggon and Horses Inn and within sight of the village church, Well Cottage is a traditionally built four double bedroom home of brick and block construction under a pantiled roof. The property features a very spacious open plan ground floor with a well equipped extensive family kitchen and dining area, leading to the utility room, study and sitting room.
The outlook is designed to make the most of the views over the rear garden, accessed through French doors from the kitchen and sitting room. An impressive reception hall with engineered wood flooring and a locally made bespoke oak staircase greet the visitor on arrival which sets the tone for the accommodation that follows. A door here gives internal access into the garage which has a remote operated roller door. Upstairs there are four double bedrooms with the master bedroom suite being exceptionally spacious and overlooking the rear garden.
Location Griston is a village which can be traced back to the Domesday Book. It is a Breckland village just a couple of miles south of the busy market town of Watton and within easy access to the larger market towns of Attleborough and Thetford on the newly duelled A11 which in turn gives opportunities for commuting to Cambridge and Stansted Airport (46 and 68 miles respectively). There are easy road links to Norwich City (24 miles) with all the benefits this historical city can provide whilst the village still enjoys the benefits of the very popular Waggon and Horses Inn which both combines a traditional village pub with good quality food . Dormer and Well Cottages are directly opposite the Waggon & Horses and within sight of St Peter and St Paul church.
There are primary schools in the nearby villages of Caston and Thompson and secondary schooling in Watton, with the Thetford Grammar school nearby. For more information about Griston have alook at the village website at
Reception Hall 15' x 9' 6" Max 8ft minimum ( 4.57m x 2.90m Max. 8ft minimum ) With window to front, bespoke quality oak staircase and engineered wood flooring. Doors leading to:
Cloakroom Fitted with low level WC and wash hand basin with storage under.
Dining Room Area 10' 6" x 10' ( 3.20m x 3.05m ) With double doors to living room. Open to:
Kitchen/ Breakfast Room 19' 6" x 11' 6" ( 5.94m x 3.51m ) With window to side aspect, large breakfast bar, tiled flooring and built in Bosch oven, microwave and dishwasher. Integral fridge and freezer. Full range of kitchen units with extensive wall and floor cupboards and drawers with pelmet underlighting over working surfaces. LED lighting and French doors into the rear garden.
Utility Room 9' x 6' ( 2.74m x 1.83m ) With window to front aspect, tiled flooring, partial tiling to walls, sink unit, controls for the Grant air source heating system.
Study 9' x 8' ( 2.74m x 2.44m ) With window to side. Six double power points - three doubles at desk level.
Sitting Room 22' x 13' ( 6.71m x 3.96m ) This Sitting Room overlooks the rear garden through wide French doors and windows and benefits from a brick built fireplace with an oak lintel housing a wood burning stove.
Landing A spacious and light landing with window to front aspect.
Master Bedroom 22' x 13' ( 6.71m x 3.96m ) A large bright room with window to rear aspect.
En Suite A three piece suite with tiled flooring, partial tiling to walls and towel rail. Shaver socket.
Bedroom 2 14' x 11' 6" ( 4.27m x 3.51m ) With window overlooking the rear garden.
Bedroom 3 14' x 11' ( 4.27m x 3.35m ) With window to front aspect.
Bedroom 4 12' 6" x 9' ( 3.81m x 2.74m ) With window to front aspect.
Bathroom 10' x 9' ( 3.05m x 2.74m ) A four piece suite with tiled flooring, partial tiling to walls, airing cupboard with hot water cylinder and radiator. Towel rail and shaver socket.
Garage 17' 6" x 9' ( 5.33m x 2.74m ) With electric roller door.
External With a large rear garden and driveway to the front of the property providing a large shingled parking and turning area.
Interior Fittings * Architraves and skirtings in white satin finish * Oak Three Panel Internal Doors * Smooth Plastered Ceilings Throughout - Finish in Matt Elmulsion * Solid oak high quality bespoke staircase and gallery landing * Underfloor heating downstairs
Electrical Fittings * LED Downlights to Kitchen, Bathroom and Shower Room * Shaver Points in Bathroom & En-Suite
Heating / Hot Water * Heating via Grant Air Source Heat Pump * Ground Floor Underfloor Heating * Panel Radiators (First Floor) * Hot Water via Unvented Indirect Cylinder.
*all photos are from A completed plot on A similiar development, price does not include carpets or internal fittings*
• Brand New Home • Spacious Open Plan Family Kitchen Diner • 4 double bedrooms (1 ensuite) • Under floor Heating downstairs • Bespoke quality oak staircase and landing gallery • Large rear Garden • Village Location • Off street parking and garage
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Guide Price: The “Guide Price” an indication of the seller’s minimum acceptable price at auction. The guide price can be shown in the form of a minimum and maximum price range, or as a single price figure. This is subject to change up to and including the day of the auction and will not necessarily be the final selling price at auction.
Reserve Price: The “Reserve Price” is the seller’s minimum acceptable price at auction and the figure below which the auctioneer cannot sell. This is normally set within the guide price range or within 10% of a single guide price. The reserve price is not disclosed and is subject to change up to and including the day of the auction.
Water consumption is based on average water usage for the predicted occupancy of the property based on the number of bedrooms.
Total annual consumption (in cubic meters) is then averaged into a monthly cost.
Note: If you have 2 separate suppliers for water and sewage, you may receive 2 separate bills.
The Council Tax cost displayed is based on the council tax band and on the basis of 2 adults living at the property. The monthly cost shown excludes any discounts and is rounded to the nearest pound.
Full information on Council Tax discount entitlements can be found on the Gov.UK's website.