Kingsoak, Hitchin

***SEE VIDEO TOUR***
Birch House is a stunning four bedroom individual detached home situated in the picturesque location of Kingsoak, Hitchin. This off-plan property offers a perfect blend of modern living and countryside charm.

As you step inside, you are greeted by an impressive vaulted hallway, a spacious living room, an open plan kitchen/dining room ideal for entertaining guests or simply relaxing with your family and a separate study.

One of the highlights of this property is the secluded location at the end of a private road surrounded by countryside.

Anticipated completion early 2025.

Overview -

Location & Situation - Located on the Southern outskirts of Hitchin, and accessed via a private road (Kingsoak), the development features two individual, architecturally designed homes with bespoke interiors which benefit from stunning views to the rear.

Hitchin Town Centre is within easy reach and features a comprehensive range of shops, facilities and other amenities.

The development overlooks the playing fields of the highly regarded Independent fee paying Kingshott School, and is within the catchment areas for excellent local Schools including the OFSTED “outstanding” rated William Ransom School (Primary), together with Hitchin Boys and Girls’ Schools (Secondary).

The location benefits from convenient road, rail and air transport links to the A1(M) (junction 8) at Stevenage (approx 2.3 miles), and mainline Railway Stations at Hitchin (approx 2 miles) and Stevenage (approx 4.2 miles) which connect to London and Cambridge with train journey times to each of approximately 35 minutes. London Luton Airport is approx 10 miles distance.

Accommodation - ON THE GROUND FLOOR:-
Entrance Hall
Cloakroom
Study
Living Room
Kitchen/Dining/Family Room
Utility/Boot Room

ON THE FIRST FLOOR:-
Landing
Bedroom One
En-Suite
Bedroom Two
En-Suite
Bedroom Three
Bedroom Four
Family Bathroom

EXTERNALLY
Two off-street parking spaces.

Floor Areas - Approx 224sqm/2,411sqft.

Specification -

Kitchen - * Professionally designed Kutchenhaus "Nobilia" German kitchen in Graphite.
* Kitchen island with Neff venting hob and 200mm Expressions quartz worktop on island and kitchen worktops.
* Neff slide & hide oven, Neff combi-microwave, Neff N50 warming drawer, Neff 600mm wine cabinet, integrated full height fridge, integrated full height freezer, integrated 600mm dishwasher.
* Blanco Etagon sink.
* Quooker PRO 3 black pull-out boiling water tap in kitchen.
* Fitting for pendant light over kitchen island (light-fitting not included)

Utility - * Professionally designed Kutchenhaus "Nobilia" German Utility.
* Siemens washing machine & Siemens tumble dryer.
* Laminated worktop with Blanco Naya XL sink.
* Blanco Mila black mixer tap.

Master En-Suite, Family Bathroom, En-Suite & Cloak - * Lusso Stone bathroom furniture and chinaware including Lusso vanity units with integrated sinks and white stone freestanding bath.
* Lusso Stone brassware - brushed stainless steel.
* Heated towel rails to en-suites and bathrooms.
* Large feature showers.
* Dual voltage shaver points.
* Wall and floor tiles.
* Power for backlit mirrors (mirrors/cabinets not supplied)

Heating, Lighting & Internal Finishes - * Air source heat pump heating system - Mitsubishi Electric PUZ-WM112VAA Monobloc.
* Zoned underfloor heating system to ground and first floors.
* Low energy recessed LED downlighting throughout.
* Brushed chrome finished sockets and switches throughout (option to upgrade colour to stainless steel/brass if buyer committed early).
* Mains powered smoke and carbon monoxide alarms.
* High quality Amtico Spacia flooring throughout ground floor (floor coverings to stairs and first floor not included, except bathroom floor tiles)

Buyer can upgrade specification or change the colour of the sockets/switches if committed early. Amtico Spacia flooring range can be upgraded to Amtico Form or Amtico Signature if committed early. Any price increase will be payable upfront.

Garden & Patio Area - * Gravel driveways and paved footpaths
* Outside tap and electrical points.
* Planted front garden areas.
* Rear and front gardens laid to lawn.
* Paved patio area to rear garden.
* External lighting
* Smart EV charger

Windows & Doors - * Aluminium double glazed windows throughout (Rayneurs). Exterior frames in RAL Pebble Grey to front elevation; black on rear and side elevations. Black frames throughout (interior).
* Aluminium sliding doors to patio and balcony areas (Rayneurs)
* Aluminium cottage style front door (Hallmark) in RAL Pebble Grey.
* Video doorbell.

Balcony - * External balcony to master bedroom with paved terrace, external lighting and power. Glass balustrade.
* Juliet balcony to second bedroom

Warranty - A 10 year build warranty will be supplied, details available on request.

Service Charge - Private Road Service Charge - currently £720.00 per annum for maintenance of the private road, street lamps and gardening service.

Services - All mains services except gas are understood to be available for connection to the property.

Epc - Rated as B.

Viewings - By appointment with Norgans New Homes (tel: ).

Whilst COVID-19 restrictions have been removed and there is no longer a requirement to wear a mask, or self isolate if you test positive for COVID-19, we would ask that if you feel unwell, please stay at home and reschedule the appointment.

Gdpr - Please be aware as part of our COVID19 safe procedures, prior to booking any viewing Norgans may request more comprehensive personal information from you in respect of your ability to purchase, your general health and that of your family/close contacts. This information will be retained only for as long as it is required to protect the safety of our vendors and staff from COVID19 infection.

Any information you provide Norgans will be protected by the General Data Protection Regulation ("GDPR") legislation. By agreeing to a viewing, you are confirming that you are happy for Norgans to retain this information on our files. Your personal, financial and health information will never be shared with any third parties except where stated in our Privacy Policy.

You can ask for your information to be removed at any time.

Our Privacy Policy & Notice can be viewed on our website

Disclaimer - Please note:-
* The photos/images/plans within this Sales Brochure are for illustration purposes only, and maybe subject to change.
* The Specification is subject to change, and selections dependant on stage of construction and from ranges to be confirmed.