Roe Green, Sandon, Buntingford

Stunning detached family home finished to a very high standard • Outstanding open-plan kitchen/dining/family/garden room • Set in two thirds acre garden plot • Good off-road parking • Offices for working from home • Delightful rural setting & views

THE PROPERTY
The present owners have transformed this individual detached property into a stunning and spacious home for the modern family. Perhaps the most impressive feature is the open-plan kitchen/dining/family/garden room with its pair of tri-fold doors overlooking the rear garden, although the rest of this exceptional home is of comparable quality. The ground floor also includes a separate sitting room, study, utility room, cloakroom/WC, two double bedrooms and a bathroom. On the first floor the master suite comprises a very generously proportioned bedroom with 'Juliet' balcony, dressing room and bathroom with both shower and bath. The second bedroom has an en suite shower room.

The house enjoys outstanding rural views to front and rear, high quality flooring, including natural limestone throughout much of the ground floor, uPVC double-glazed windows and door. Central heating, underfloor to the ground floor (with no fewer than 10 independently controlled zones) and radiators on the first, is supplied by an external oil fired boiler.

THE OUTSIDE
The house is set back from the Green in a plot extending to two-thirds of an acre and measuring approximately 498' by 57' (151.8m x 17.4m) overall.It is approached via a private driveway which circles a central lawn and provides generous off-road parking.

A paved terrace surrounds the house, extending as a patio to the rear. The rear garden is some 416' (126.9m) in length with a gate to the rear giving access to the Icknield Way Path. The garden is laid to extensive lawns with raised vegetable beds, fruit trees and mature conifers. A detached outbuilding provides two offices and a shower room/WC and a second outbuilding constructed of blockwork with timber cladding provides a workshop and garden store. In addition, there is a mobile home, with electricity, water and drainage connected.

THE LOCATION
As its name suggests, this delightful north Hertfordshire hamlet is set around Roe Green and lies three-quarters of a mile south west of the main village of Sandon, which provides a primary school and parish church. A wider range of facilities can be found in the neighbouring towns of Buntingford, Baldock, Letchworth Garden City, Royston, Hitchin and Stevenage, all within a twelve mile radius.

The property is less than 3 miles from the A505, linking the M11/A11 and A1(M). The nearest railway station is Ashwell & Morden (4.3 miles) on the Cambridge to London mainline, with alternatives in Baldock, Royston, Letchworth Garden City and Hitchin, where the Cambridge line meets the East Coast mainline, with Stevenage station being on the latter. All stations provide regular services to London throughout the day.

COUNCIL TAX
Currently Band E, but subject to an improvement indicator. The banding may be revised following a sale.

CONSTRUCTION
Insulated cavity walls under a tiled pitched roof.

SERVICES
Mains water, sewerage and electricity are connected to the property.

BROADBAND SPEED
A choice of providers with claimed download speeds of up to 75 Mbps.

MOBILE SIGNAL
Most providers claim up to 4G coverage. EE, O2, giffgaff & Lycamobile claim 5G.

CONSERVATION AREA
The front portion of the plot where the house is situated is located within the Roe Green Conservation Area; the remainder of the plot is outside the Conservation Area.

RESTRICTIVE COVENANTS
In line with industry regulations, estate agents are required to reference restrictive covenants in sales particulars. Restrictive covenants may guide how a property is used or altered, often to preserve an area's character. They can cover business or rental use, parking, boundaries, landscaping, external finishes, satellite equipment, and certain animals. Many are historic and may not affect everyday enjoyment. For more information, speak with the agent, and where relevant, full details will be confirmed during conveyancing.

EASEMENTS
In line with industry guidance, estate agents are required to reference restrictive easements in sales particulars. An easement gives a third party, such as a neighbour or utility company, limited access to the property for specific purposes, for example, on foot, by vehicle, or to maintain services. Some may also allow a neighbour to enter to carry out essential repairs. For more information, speak with the agent, and where relevant, full details will be confirmed during conveyancing.

FLOODING
In line with industry guidance, estate agents are required to reference flooding in sales particulars. Properties can be at risk of flooding and it is important for you to check if the property has been flooded in the last 5 years, what flood defences are in place and source of any flooding. For more information, speak with the agent, and where relevant, full details will be confirmed during conveyancing.