Acacia Lane, Branston, 3 bedroom, Detached

Welcome to this Modern 3 Bedroom Detached Home situated on the popular Branston Leas Development by St Modwen Homes. The interior accommodation is modern, luxurious, and of high specification throughout. The home has been extremely well looked after, with improvements and additions since new.

The immediate area is quiet and tranquil, and residents describe the area a little community as everything you need is 2 minutes' walk away at the edge of the development. Here you will find the village retail square including convenience stores, a bakery, The Pickle Pot Café, a hair Salon, fish and chip shop, charity shop and the local Blacksmiths arms public house as well as other more niche stores. Morrison Supermarket is also close by, and Burton town centre is also just 3 miles away.

The home is 2 minutes' drive to the A38 for commuting, and walking distance to Rykneld Primary School, and Paget High School, and also a close drive to The John Taylor Free School, and John Taylor High School Specialist Science and Leadership Academy.

The home itself sits on a landscaped plot, larger than those around it, and due to this the house and garden are not overlooked. Approach to the accommodation is via a footpath through the lawned front garden, past the double driveway, and through a through a composite door with surrounding patterned glass.

Once inside, you are met by a spacious and light Entrance Hallway. To the left through a cottage style door, you can access the Guest Cloakroom W.C, a Cosy Lounge, and a Bespoke Home Office which has been added since new. Karndean flooring has been added throughout the downstairs, which complements the stylish décor and natural light which streams through the well-placed windows.

Accessed to the right from the Entrance Hall, is the open plan and double aspect Modern Fitted Kitchen Diner. This space is built with modern living in mind, and boasts a range of soft close and deluxe spec fitted units and integral appliances, which include: an oven, five ring gas hob with an extractor hood, fridge freezer, dishwasher, as well as a laundry cupboard for the washing machine and dryer, and space for storage above.

From both the Home Office and the Kitchen Diner, French patio doors lead outside to the Rear Garden. The garden is neat, and well designed with a flat established lawn, 2 patio areas, a metal pergola and a 6ft boundary fence. The area also contains rock feature planters, a shed, and gated access to the front. Notable is how low maintenance the garden is, without compromising on space or features.

Back to the Entrance Hall, and up the stairs to the first floor, you are met by a spacious landing. Thick pile carpets and cottage style doors give way to the 3 Bedrooms and the Family Bathroom, as well as a useful storage cupboard.

The large Master Bedroom with En-suite Shower Room boasts walk-in wardrobes, and as with the rest of the house the large window to the front elevation gives ample natural light. The room is tastefully decorated, warm, and cosy. The En-suite is particularly spacious for a property of this type, with tiled walls, vinyl flooring, and downlighting, heated towel complementing the stylish 3 piece bathroom suite.

The second and third bedrooms are again spacious, well-appointed and naturally well-lit by large UPVC windows. The thick pile carpet runs into both rooms from the landing. The Second Bedroom boasts a mirror sliding door fitted wardrobe, and both spaces have neutral décor.

The Modern Fitted Family Bathroom is clean and bright. The room has a high-quality finish with white walls the white and grey ceramic tiles around the bath with overhead power shower and glass screen, as well half tiles around the hand basin, and low level WC. The room has vinyl flooring, chrome heated towel rail, and 3 downlights to the ceiling.

Tenure: Freehold
EPC Rating: B
Council Tax Band: D
There is a ground rent of £170 per year which contributes to the upkeep of the surrounding areas.

Lounge 12'6' x 9'10' (3.82m x 3.00m)

Study/Office 9'10' x 4'8' (3.00m x 1.41m)

Kitchen/ Diner 9' x 17' 2' ( 2.74m x 5.23m )

Bedroom One 9' 2' x 12' 4' ( 2.80m x 3.76m ) (PLUS EN-SUITE)

Bedroom Two 10' 2 x 10' ( 3.05m x 3.10m )

Bedroom Three 10' 2' x 6' 10' ( 3.08m x 2.08m )

Bathroom 8'6' x 6'9' (2.59m x 2.05m)

We wish to clarify that these particulars should not be relied upon as a statement or representation of fact and do not constitute any part of an offer or contract. Buyers should satisfy themselves through inspection or other means regarding the correctness of the statements contained herein.

Please also be aware that we have not verified the condition of the appliances or the central heating system included in the sale, and buyers are advised to conduct their own assessments before entering into a contract.

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In accordance with the Money Laundering Regulations 2003, we are obligated to verify your identification before accepting any offers.

**Floorplans:**
We take pride in providing floorplans for all our property particulars, which serve as a guide to layout. Please note that all dimensions are approximate and should not be scaled.