A superb larger than average three double bedroomed, double off shot, extended, mid terraced property. Ideally placed on this quiet road within easy access of all of Woodseats amenities, Graves Park and falling within catchment for reputable schools combined with superb rear spacious gardens. Number 31 is offered to the open market with the benefit of no onward chain and immediate vacant possession and must be viewed internally to be fully appreciated. With 1,075 sq ft of accommodation carefully arranged over three floors that offer a light, bright and spacious feel the property will be of particular interest to the first time buyer and young family alike the property in brief comprises sitting room, dining room, kitchen, utility room, W.C, three double bedrooms and bathroom. Outside superb rear large private gardens with no through fare from adjacent neighbours.

ENTRANCE A panelled and glazed side entrance door with glazed frosted middle sections give access to the reception hallway. There is a staircase to the first floor with handrail to the left hand side and a panelled and glazed door gives access to a rear separate dining room

DINING ROOM 12' 7" x 12' 7" (3.84m x 3.84m) The dining room has high quality wood laminate flooring, deep original skirting boards and coving to the ceiling. A focal feature of the room itself is the exposed brick chimney breast with an inset multi fuel burning cooker which is used at present for decorative purposes. There is a tiled hearth, rear facing uPVC sealed unit double glazed leaded picture window with views and aspects out over the rear garden and a double banked central heating radiator fitted beneath. There is a wall mounted security alarm panel for the burglar system itself and a panelled original door gives access to deep useful recess shelved storage facilities. To the end of the dining room is access to an extended kitchen/utility room

KITCHEN/UTILITY 15' 5" x 7' 6" (4.7m x 2.29m) There is tiled flooring and the kitchen area comprises of a range of high quality wall and base units complimented by wood effect roll top work surfaces, tiled splash backs, strip panelled lighting and integrated appliances by Baumatic consisting of four ring gas hob, built in extractor canopy hood and light fitted above that and a matching electric fan assisted oven situated beneath that. There is a space and point for a large free standing fridge or freezer and twin side facing uPVC sealed unit double glazed picture windows. There is a Belfast style porcelain sink with mixer tap situated above and granite work tops to either side.

The kitchen opens into a utility room. There is plumbing for a washing machine, space and point for a tumble dryer and houses and concealed in here is a wall mounted main combi 24HE gas combination central heating boiler which provides hot water on demand. There is an integrated duel microwave facility. From the utility room the is an additional side facing uPVC sealed unit double glazed picture window, LED spotlights to the ceiling and a panelled door to the very end of the utility room giving access to a rear entrance lobby way

The lobby way has a rear entrance door with glazed leaded middle sections and a double banked central heating radiator, tiled flooring and a further panelled door gives access to a cloak room

CLOAK ROOM There is a low flush WC in white, central heating radiator, tiled flooring, low voltage halogen spotlights, side facing frosted uPVC sealed unit double glazed picture window.

SITTING ROOM 13' 5" x 12' 5" (4.09m x 3.78m) A glazed and panelled door gives access to a beautiful front sitting room. There is a front facing uPVC sealed unit double glazed picture window, coving to the ceiling, central heating radiator and attractive coordinating contemporary decoration. A focal feature of the room itself is the original exposed brick chimney breast with display mantle situated over used at present for decorative purposes but as and when the time does arise can be converted a multi fuel burning stove or gas coal effect fire. There is a range of built in bespoke storage situated to one wall, an attractive presented and well proportioned reception room

The first floor landing has central heating radiator, wood laminate flooring and a door giving access to the front double bedroom

BEDROOM ONE 10' 10" x 9' 5" (3.3m x 2.87m) There is a front facing uPVC sealed unit double glazed picture window, central heating radiator, wood laminate flooring and attractive coordinating decoration.

BEDROOM TWO 11' 10" x 8' 0" (3.61m x 2.44m) The inner first floor landing has a panelled door giving access to the back double bedroom two. There is wood laminate flooring, double banked central heating radiator, rear facing uPVC sealed unit double glazed picture window with views and aspects out over the rear gardens. A panelled door gives access to deep useful recess storage facilities with inset hanging rail and shelving above. A pleasant spacious and light second double bedroom

BATHROOM 8' 6" x 6' 7" (2.59m x 2.01m) To the end of the first floor landing is a part glazed part panelled door which gives access to an off shot bathroom which has a full suite in white. The suite comprises of a low flush WC, pedestal wash hand basin with chrome finished sanitary wear and a separate T shaped bath with thermostatic controlled shower situated above finished in chrome which runs directly from the combination central heating boiler itself and an additional detachable shower hose. There is a rear facing uPVC sealed unit double glazed leaded picture window, vertical heated towel rail/radiator finished in chrome, wall mounted extractor fan, tiled flooring, tiled walls

BEDROOM THREE 12' 5" x 19' 0" (3.78m x 5.79m) A pine panelled door gives access to the second floor double bedroom three. There is a double banked central heating radiator, rear facing uPVC sealed unit double glazed leaded deep walk in dormer window which affords stunning views and aspects sweeping out over the rear garden. There is an additional front facing sealed unit double glazed Velux window, exposed beam work. A pleasant spacious and light third double bedroom

OUTSIDE To the rear are deceptively spacious rear gardens which are self contained, child and pet friendly. Access to the rear can be gained via a secure lockable wooden gate. The gardens are very private, well screened with an external water tap, external sensor security lighting and terrace area. The second tier is level and laid to an astro turf and a third raised terrace area. The gardens are very deceptive in size from the front of the property and benefit from no through fair.

VALUER Andy Robinson

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