PROPERTY SUMMARY What can only be described as deceptive, this family home provides extensive living accommodation with an open plan layout, with the accommodation arranged over two floors and provides for flexible living. The living space comprises; hallway, living room / bedroom, bathroom, fitted kitchen, open plan drawing / dining room and family room on the ground floor with three bedrooms, each having en-suite shower rooms, on the first floor. Accessible from the drawing room via bi-folding doors is a mature rear garden with large decked area and side vehicular access. Having floor coverings throughout, gas fired central heating, double glazing, an integral garage as well as extensive off-road parking facilities and being located within easy access of local shopping amenities, bus routes, recreation grounds and the catchment for both Court Lane and Springfield schools, as well as being located in one of the most desirable locations on the Drayton lower hill slopes, early internal viewing is strongly recommended in order to appreciate both the accommodation and location on offer.

ENTRANCE Lowered kerb with brick retaining wall with blue brick coping stones leading to large T-shaped driveway laid to brick paviour with parking for numerous cars, flower and shrub borders, vehicular access to either left hand side of the property with pedestrian access to the right hand side.

COVERED PORCH Oak front door with frosted glazed panels to either side, chrome furniture.

HALLWAY 18' 6" x 8' 7" maximum decreasing to 5'4" at narrowest point (5.64m x 2.62m) Wooden flooring, balustrade staircase rising to first floor with understairs storage area, L-shaped, ceiling coving, radiator, central heating control switch, power points, doors to primary rooms.

LIVING ROOM/BEDROOM 14' 5" x 13' 8" (4.39m x 4.17m) Double glazed bow bay window to front aspect with low sill, matching wooden flooring, radiator, ceiling coving, power points, panelled door.

BATHROOM 6' 3" x 5' 7" (1.91m x 1.7m) Measurements do not include recess behind door. Close coupled w.c. with twin flush, pedestal wash hand basin, mixer tap, tiled splashback, panelled bath with mixer tap, fitted shower over, shower screen, heated towel rail, double glazed frosted glass window to front aspect, extractor fan, mirror, tiled flooring

KITCHEN 14' 1" x 13' 8" (4.29m x 4.17m) leading to living / family area. Double glazed windows to side aspect, double glazed door leading to side, tiled flooring, comprehensive range of gloss wood effect fronted units with brushed steel t-bar handles, central eye level Neff stainless steel fronted double oven and grill with hot plate drawer under, storage cupboards over and to either side with tall pull out larder style units, space for wine cooler, space for free standing American style fridge/freezer with cold water supply, panelled door to hallway, cloaks hanging area, ceiling spotlights, central island with range of drawers and cupboards with composite work surface, inset 1 bowl Blanco sink unit with mixer taps, drawers under, integrated Neff dishwasher with matching door, corner carousel unit, peninsula style divide with inset Neff induction hob, extractor hood, fan and light over, brushed steel fronted power points, opening to:

DRAWING/DINING ROOM 25' 3" x 21' 3" (7.7m x 6.48m) Wooden flooring, Dining Area: double glazed window to side aspect, radiator under, power points, surround sound, ceiling coving. Sitting Area: with ceiling spotlights and ceiling coving, chimney breast with open fire and hearth, radiator to one side, power points, bi-folding five doors to rear garden leading to decked area, power points, dimmer switch, opening to kitchen, door to hallway.

FAMILY ROOM 21' 3" x 10' 9" (6.48m x 3.28m) High level double glazed window to side aspect, double glazed doors leading to rear decked area, matching wooden flooring, radiator, power points, ceiling coving, panelled door.

FIRST FLOOR Split level landing, double glazed window to front aspect.

BEDROOM 3 14' 3" x 10' 3" (4.34m x 3.12m) Slight eaves to ceiling restricting headroom, radiator, power points, recessed area with range of shelving, double glazed dormer window to side aspect, panelled door, ceiling coving, door to:

EN-SUITE SHOWER ROOM Tiled corner shower cubicle with mixer tap, wall mounted wash hand basin, close coupled w.c. with twin flush, velux skylight window, slight eaves to ceiling, tiled flooring, chrome heated towel rail.

BEDROOM 2 14' 1" x 13' 3" decreasing to 7'4" at narrowest point (4.29m x 4.04m) Double glazed dormer window to front aspect with seat under, built-in open shelving to either side, double glazed dormer window to side aspect, radiator under, panelled door, power points, door to:

EN-SUITE SHOWER ROOM Shower cubicle, extractor fan, panelled door, wall mounted wash hand basin with tiled splashback, close coupled w.c., tiled flooring, chrome heated towel rail, double glazed frosted glass window to side aspect, range of built-in shelving, ceiling coving.

MASTER BEDROOM SUITE 15' 9" x 12' 0" (4.8m x 3.66m) Ceiling coving, panelled door, power points, radiator, double glazed window to rear aspect overlooking garden, door to:

WALK-IN WARDROBE 10' 4" x 4' 3" (3.15m x 1.3m) Range of built-in shelving, hanging space.

EN-SUITE SHOWER ROOM 1 size shower cubicle with sliding panelled door and separate shower attachment, pedestal wash hand basin with mixer tap, close coupled w.c., ceramic tiled surrounds, tiled flooring, chrome heated towel rail, tube ceiling light providing natural light, ceiling coving, extractor fan.

INTEGRAL GARAGE 19' 0" x 13' 7" decreasing 10'6" at narrowest point (5.79m x 4.14m) Up and over door, high ceiling, fluorescent tube lighting, work surface with Utility Area: washing machine point, space for tumble dryer with range of shelving, wall mounted gas and electric meters, power points, cold water supply, side pedestrian door and window, wall mounted Worcester boiler supplying domestic hot water and central heating with Ariston cylinder, pump system and control, door to hallway.

OUTSIDE To the front is a retaining wall with blue coping stone bricks over leading to T-shaped driveway with off-road car parking for numerous cars with flower and shrub borders, enclosed by brick wall to one side, fence panelling to the other. To the left hand side of the property are twin double gates with arch leading to further brick driveway, measuring approximately 50' in depth x 8'10" in width, door to kitchen, fence panelling to one side with shingle border, pathway leading to rear garden, step leading to large decked area, measuring approximately 41'0" x 10'6", magnolia tree, bi-fold doors leading to living room, twin doors leading to bedroom/family room. To the right hand side of the property is a gateway leading to path and primary garden. The garden extends approximately 50' in width x approximately 55'5 in depth, central area is laid to lawn with flower and shrub borders, evergreens and bushes, wooden built garden shed, enclosed on all sides by fence panelling, mature silver birch, fir tree, laid to lawn, external power supply and lighting.

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