Set on a quiet close of only five homes, Priory Close is a four-bedroom detached home that has been extended to suit modern family living.
The front door opens into a spacious entrance hall where you catch a glimpse straight through to the garden at the far end. To your left, the living room; ahead, the room that most will remember.
The Heart of the Home
The rear of the house has been opened up and extended into a kitchen/dining/family room measuring nearly 18 feet by 15 feet, with a glazed lantern roof running its full width. The light in here changes through the day and the room never feels closed in, even in winter.
The kitchen itself is fitted in white gloss beneath oak worktops, with a gas range cooker and a run of full-height cabinetry housing an American-style fridge freezer. A central island with oak top gives you a second prep surface and breakfast bar seating, so there's always somewhere to perch with a coffee while something is on the hob.
Sliding doors open directly onto the terrace, and the dining area takes a six-seat table comfortably with room to walk around it, perfect for hosting or formal family dinners.
Living Spaces
Off the kitchen, a wide opening leads through to a snug. One of you cooking, the children watching television or doing homework, everyone still in the same conversation.
The main sitting room located at the front of the home is just over twenty feet, with a broad window drawing light across the whole length. There is space for two sofas, armchairs and a proper media wall without it ever feeling crowded.
A separate utility room keeps the washing machine and the school bags out of the kitchen, and a rare ground-floor bathroom, with bath, WC and basin, bigger than the usual cloakroom, making family life that much easier. Guests, small children, muddy dogs: all handled without anyone going upstairs.
Upstairs
Four bedrooms off the landing. The principal overlooks the rear garden and has a good amount of room for wardrobes. The second bedroom offers fitted wardrobes with over-bed storage, whilst the third and fourth bedrooms provide more space for family and guests, along with the option for a study to work from home.
The family bathroom is finished in white with a panelled bath, glass screen and shower over, a vanity unit with concealed storage and a frosted window keeping it naturally bright.
Outside
The rear garden offers a genuine private retreat with mature evergreen hedging running the full depth on both sides. A wide stone terrace sits directly off the kitchen with steps down to a level, well-kept lawn, raised planters at the boundaries and low-level lighting throughout for evenings.
To the front, a block-paved driveway parks three to four cars ahead of the garage, which has its own store to the rear.
The Location
Priory Close is a quiet residential turning that keeps you close to everything without being on top of it. Broxbourne station is nearby, with fast services to London Liverpool Street, and the A10 is a short drive from the M25, M11 and Stansted.
Families are well served by primary and secondary schooling across all age groups, and the village shops and cafés of both Broxbourne and Hoddesdon town centre are close at hand. For weekends, Lee Valley Regional Park, the New River path and Broxbourne Woods are all on the doorstep.
Finer Details:
Detached
4 Bedrooms
Extended kitchen/dining/family room
Two bathrooms (ground floor and first floor)
Separate utility room
Garage and off-street parking for 3-4 cars
Tenure: Freehold
Council Tax Band: E
Borough: Broxbourne
Seller's situation: Have found
Services:
Mains water
Mains electricity
Mains drainage
Gas central heating
UPVC double glazing
Broadband coverage: Up to 1000 Mbps Ultrafast (Ofcom figure)
Mobile signal/coverage: All networks cover this area (Ofcom)
Anti-money Laundering Checks (AML)
Regulations require us to conduct identity and AML checks and gather information about every buyers financial circumstances. These checks are essential in fulfilling our Customer Due Diligence obligations, which must be done before any property can be marked as sold subject to contract. The rules are set by law and enforced by trading standards.
We will start these checks once you have made a provisionally agreeable offer on a property. The cost is £40 (including VAT). This fee covers the expense of obtaining relevant data and any necessary manual checks and monitoring. Its paid in advance via our onboarding system, Kotini, and is non-refundable.
Tenure : Freehold
Council Tax Band : E
Using your investment as a 25.00% deposit and £ 5,833 in costs for purchasing and getting ready to let.
The refurbishment budget is set to 2.50% of the purchase price, but this will vary dependent on the suitability of the property for the rental market. Select a value that you feel is appropriate to the condition of the property.
This will vary between lenders, type of report and whether or not you are buying with a mortgage, for advice on which type of survey would be appropriate speak with an advisor from Preston Baker Financial Services.
Lenders will often charge a fees for the arrangement of a mortgage, for advice on what lenders may charge, speak with an advisor from Preston Baker Financial Services. Your home may be repossessed if you do not keep up repayments on your mortgage.
This is the sum of mortgage admin, land registry, search, bank transfer and any other fees incurred.
Purchase costs include assumed mortgage and survey costs which are estimated. For a quote contact a Preston Baker Financial Services mortgage advisor who can provide you with current and accurate information. The stamp duty calculation has applid the 3% stamp duty surcharge on the basis that this will be a second property.
This is the percentage of the rent that you will spend maintaining the property.
Ground Rent only applies to leasehold properties. This is an assumed ground rent, the confirmed figure can be found in the Property Information Questionnaire.
Service charge only applies to leasehold properties. The correct figure can found in the Property Information Questionnaire answered by the seller.
This is a standard, indicative figure only. Properties that have a service charge often have this included withing that charge. Please consult the Property Information Questionnaire for more information.
This is the assumed rate of house price inflation.
This is the property value at the end of the investment based on an assumed rate of % house price inflation.
| Tax Band | % | Taxable Sum | Tax |
| less than £125k | 0 | ||
| £125k to £250k | 2 | ||
| £250k to £925k | 5 | ||
| £925k to £1.5m | 10 | ||
| rest over £1.5m | 12 |
| Tax Band | % | Taxable Sum | Tax |
| less than £125k | 3 | ||
| £125k to £250k | 5 | ||
| £250k to £925k | 8 | ||
| £925k to £1.5m | 13 | ||
| rest over £1.5m | 15 |
| Tax Band | % | Taxable Sum | Tax |
| less than £300k | 0(2/5)* | ||
| £300k to £500k | 5 | ||
| £500k to £925k | 5 | ||
| £925k to £1.5m | 10 | ||
| rest over £1.5m | 12 |
