Nestled in the tranquil countryside just outside Killinchy is this exclusive development of two new build detached houses. Finished to an exceptionally high standard with an impressive specification, these properties will appeal to those who desire a quiet life in the beautiful County Down countryside. It is perfectly positioned close to the shoreline of Strangford Lough,

The Poacher´s Pocket & Balloo House, the bustling town of Comber, and easy access to the Castlereagh Hills.

With both properties boasting striking, modern exteriors and showcasing spacious, contemporary interiors, these homes exude style, quality and elegance. Carefully designed to utilise the surrounding landscape, the stunning floor-to-ceiling windows allow for an abundance of natural light and provide scenic views of this beautiful location. Thanks to high-quality fixtures and fittings throughout, these homes guarantee energy efficiency, and truly lend themselves to easy maintenance. Finished to an impeccable standard and featuring a 10-year Global Home Building Warranty, homeowners are rest-assured that these properties do not sacrifice practicality and reliability for sophistication and style.

With an abundance of generous space, it´s easy to see how these properties are the perfect choice for families wishing to create lasting memories in an outstanding home.

Please note that the internal images shown are of the recently completed `Warbler´ house type and the buyer of the `Darter´ will have their own choices

**SPECIFICATION**
DWELLING & GARAGE
External walls (timber-frame structure):
Outer leaf = blockwork/ render and cladding (fibre cement and/ or stone)
Cavity = 50mm (voided)
Inner leaf = timber panels filled with mineral wool insulation
Internal walls are of timber studding and plasterboard where all internal walls are plaster finish
Roof (cold roof for dwelling) consisting of a network of trusses overlaid with black fibre cement slates and crowned with dry fixed ridge tiles
Roof and external walls linked together by black seamless aluminium guttering and black uPVC square downpipes to compliment the external trim
Independent 10 year Global Homes Structural warranty (dwelling only)
KITCHEN & UTILITY ROOM* (PROVIDED BY ORRLEE KITCHENS)
KITCHEN
High quaility carcass units to include a contemporary choice of doors, quartz worktops, quartz upstand and handles
Island included with seating area, localised power supply and lighting accommodation
Concealed Pantry door
Integrated appliances to include; downdraft hob, 2 x single electric ovens, separate tall fridge & tall freezer and dishwasher
Chrome sink and tap
Recessed down lighters to ceiling
Under unit lighting over sink area
Integrated bin unit included
UTILITY
Choice of high quality units to include doors, postform worktops & upstands and handles
Accommodation for washing machine and tumble dryer (appliances not included),
Chrome sink and tap
PANTRY
Full height shelving each side of door
BATHROOMS, ENSUITES & WC *(PROVIDED BY BATHLINE BATHROOMS)
Contemporary sanitary ware with chrome fittings
Concealed cisterns with wall hung toilets
Slimline shower trays
Towel radiators
Recess areas within showers and above toilet in WC
Wall hung vanity units
Power supply only to mirror position (mirrors not included)
Recessed downlighter lighting
Floor coverings & tiling* (provided by Holywood Flooring & Tileworks);

FLOOR COVERINGS & TILING * (PROVIDED BY HOLYWOOD FLOORING & TILEWORKS)


Tiled floors to Hall, Living/dining/kitchen, Pantry, Store, Boot room, Utility, Wet-rooms (bathroom, ensuites and WC)

Tiling to wet areas within wet-rooms
Full height tiling to shower enclosures
A choice of carpet with quality underlay is provided for the lounge, study, stairs/landing, dressing room and bedrooms
INTERNAL FEATURES
Floor to ceiling heights (approx.); Ground Floor = 2550mm, First Floor = 2400mm

Internal woodwork and ceiling painted white
Neutral painted internal walls
Softwood newel posts, handrails and spindles painted white
6" skirting boards with 4" architrave painted white
Wooden vertical ribbed pattern internal doors painted white with contemporary ironmongery
Smoke detectors, CO2 alarms and heat detectors (as per Building Regulations)
A generous provision of power supply points is provided throughout the house and garage (USB accompanied outlets each side of the bed positions and within island)
TV points are provided in lounge, living/dining area and all bedrooms, HDMI provided within lounge and living area
Mains telephone/internet point is installed within the study
Oil heating system provided, boiler located in Garage, cylinder located in Linen
Pressurised water system
APP controlled heating and hot water system
Mechanical extractor fans are fitted (where applicable) in wet-rooms
Low energy bulbs fitted throughout
White electrical face plates (switches/sockets) throughout
Sound and/or heat insulation to all walls, floors etc. as per current Building Regulations
APP controlled doorbell and burglar alarm
EXTERNAL FEATURES
All gardens top soiled and seeded
Generous paving area to rear with connecting paths to front of house each side of dwelling (as per brochure)
Box hedging in front of utility room, study and lounge windows
Local oil tank and bin store area at rear of garage (as per brochure)
Outside water tap on at bin store area
Decorative Gravel driveway
Rumble strip locally between entrance pillars
Black uPVC double glazed windows
Black composite front door
Black uPVC rear external doors
Front and back doors have multi point locking systems and all ground floor windows are lockable
Septic treatment tank located in rear garden
Stock proof fencing hedging to rear boundary
Hedging to side boundaries
Estate railing and hedging to front boundaries
Block/rendered entrance pillars with electric gates provided (APP controlled)
Feature external lighting to front door, back doors, bin area, garage & entrance
Garage with remote controlled vehicle door, black uPVC pedestrian door, black uPVC window, internal lighting and power point
*Layouts have been optimised and 3D modelled in conjunction with each of our specialist suppliers to maximise each room´s potential. These pre-agreed layouts are fixed and not changeable.
However, these can be personalised by the customer given the wide range of colour selections, sanitary ware, flooring and appliances available with our dedicated suppliers.
Customers do have the option to upgrade flooring, sanitary ware and kitchen items, beyond the standard package, at an additional cost.
Additional options may be considered but we can only incorporate them into the property if an upfront extra over price is agreed and a binding contract is in existence between all of us at the requisite stage of construction.
This specification is for guidance only and may be subject to variation.
Although every care has been taken to ensure the accuracy of all information given, these contents do not form part of or constitute a representation, warranty, or part of, any contract.
The right is reserved to alter or amend any details.

Terms Of Purchase

When a site is reserved, the purchaser will be granted not less than 8 weeks, known as the Reservation period, to sign and return the Building Agreements/Contract.

Reservations are normally only taken from purchasers who are in a position to sign a Building Agreement e.g. First time buyer, customer with their own property sale agreed, cash buyer etc.

The booking deposit is £2,000 and is non-refundable (payable to Hart & Company)

As the purchaser you will be liable to pay 10% of a deposit (via your solicitor and minus your booking deposit) on the signing of the building agreement. The balance of the monies will be due on the day of completion)

You will be contacted within 2-3 weeks after the booking date to confirm an appointment for selection of items included. You will be required to have a final decision made within 2 weeks of this appointment.