Kitchener Road, Leiston
£3,000,000 (Tenant Fees)

Entrance Hall
Staircase rising to first floor with a storage cupboard below.

Sitting Room (4.88m x 3.63m (16'0" x 11'11))
South east and west A triple aspect room enjoying views over the garden. Brick fireplace with Villager wood burning stove. Recess with shelving and door opening to the garden.

Kitchen (6.25m x 3.66m (20'6" x 12'0"))
Range of fitted kitchen units comprising work surfaces with drawers and cupboards below and matching wall cupboards. Inset single drainer stainless steel sink unit and tiled surrounds. Inset electric oven and hob. Oil fired Rayburn cooking range. Windows overlooking the garden. Door opens into the garden.

Dinning Room (4.88m x 3.63m (16'0" x 11'11))
Bay window overlooking the garden.

Study (6.25m x 3.66m (20'6" x 12'0"))
Bay window overlooking driveway.

Boot Romm (3.66m'1.52m x 3.86m (12''5" x 12'8" ))
Window to side. Butler sink. Oil fired central heating boiler. Water softener. Connecting door to

LARDER (2.95m x 1.07m (9'8" x 3'6"))

UTILITY/REAR ENTRANCE (3.66m'1.52m x 3.86m (12''5" x 12'8"))
Window to side. Butler sink. Oil fired central heating boiler. Water softener. Connecting door to

SECOND UTILITY (2.95m x 2.67m ( 9'8" x 8'9"))
Window overlooking rear garden.

First Floor

GALLERIED LANDING
Spacious galleried landing with windows overlooking the driveway. Access to the eaves storage cupboard.

Bedroom 1 (4.88m x 3.63m (16'0" x 11'11"))
Double aspect with windows overlooking the garden and two built-in wardrobes.

Bedroom 2 (4.88m x 3.63m (16'0" x 11'11"))
overall Window overlooking the garden. Hand basin.

Bedroom 3 (4.24m x 3.18m (13'11" x 10'5"))
overall Window overlooking the garden. Hand basin.

Bedroom 4 (4.24m x 3.18m (13'11" x 10'5"))
Overall Window overlooking the garden. Hand basin.

OUTSIDE
Sou'wester stands in mature private gardens extending to half an acre (subject to survey). A driveway provides parking and access to a single garage and range of stores. The gardens of Sou'wester are principally on the south and west side of the property with extensive lawns and a wealth of mature shrubs and trees providing a beautifully secluded setting within the centre of the village. There is also a large vegetable garden and greenhouses. In the south west corner of the site is a second detached garage directly accessed from the street.

SERVICES
Mains water, drainage and electricity are available. None of the services, the heating installation, plumbing, electrical systems nor appliances (if any) have been tested by the Selling Agents.

AGENTS NOTE
Subject to the necessary planning permission and building regulation approval there may be an opportunity to develop this site and therefore future development will be subject to an overage agreement. The property is also subject to covenants commonly found in the village. For further details contact Flick & Son, Southwold.

OUTGOINGS
Council Tax currently Band "G". Further details can be obtained from the Suffolk Coastal District Council, Melton Hill, Woodbridge IP12 1AU. Tel: (01394) 383789.

Viewings
Strictly by appointment with Alto, 8 Queen Street, Southwold, IP18 6EQ. Tel: 01502 722253. Ref: 17530/RDB

AREA INFORMATION
For further information about the area including schooling, transport, policing, environment agency and utilities visit our Area Info website page at www.flickandson.co.uk

FIXTURES AND FITTINGS
No fixtures, fittings, furnishings or effects save those that are specifically mentioned in these particulars are included in the sale and any item not so noted is expressly excluded. It should not be assumed that any contents, furnishings or furniture shown in the photographs (if any) are included in the sale. These particulars do not constitute any part of any offer or contract. They are issued in good faith but do not constitute representations of fact and should be independently checked by or on behalf of prospective purchasers or tenants and are furnished on the express understanding that neither the agents nor the vendor are or will become liable in respect of their contents. The vendor does not hereby make or give nor do Messrs Flick & Son nor does any Director or employee of Messrs Flick & Son have any authority to make or give any representation or warranty whatsoever, as regards the property or otherwise.