This three storey townhouse comes to the market in excellent order. The spacious accommodation comprises of three/four double bedrooms, modern kitchen diner, family bathroom plus en suite to master bedroom. With lots of storage, gas central heating, garage & garden. 

ACCOMMODATION  

Entrance Hall Carpet, radiator, stairs to first floor, opens to: 

Reception Room 8'10 x 12'3 (2.44m x 3.66m) Sealed unit double glazed windows to front aspect, radiator, carpet ,cupboard. 

W.C. A white two piece suite comprising of pedestal wash basin, low level wc, laminate flooring, radiator. 

Kitchen/Diner 12'4 x 11'9 (3.66m x 3.35m) Vinyl flooring, sealed unit double glazed window to rear aspect, doors to garden, range of base wall and drawer units, sink and drainer, electric oven with gas hob and extractor fan over, integrated dishwasher, integrated fridge freezer, space for washing machine. 

First floor landing Carpet, radiator, opens to stairs to: 

Lounge 12'4 x 15'11 (3.66m x 4.57m) Juliette balcony to front aspect, two radiators, carpet. 

Bedroom 9' x 12'4 (2.74m x 3.66m) Sealed unit double glazed window to rear aspect, radiator, carpet. 

Second floor landing  

Carpet, boiler in airing cupboard.  

Bedroom 9' x 12'4 (2.74m x 3.66m) Sealed unit double glazed window to front aspect, radiator, carpet, built in wardrobes, opens to: 

Ensuite Shower Room Vinyl flooring, a white bathroom suite comprising of low level wc, sink and shower, radiator. 

Family Bathroom A white three piece suite comprising of low level wc, sink and panelled bath, radiator. 

Bedroom 8'11 x 12'4 (2.44m x 3.66m) Carpet, radiator, built in wardrobes, loft access, sealed unit double glazed window to rear aspect. 

OUTSIDE The front of the property has garage and driveway, path to front door surrounded by mature borders.

The rear garden is fully enclosed and is mainly laid to lawn with a patio area. 

LOCATION Queens Hill lies to the west of Norwich in the suburb of Costessey offering a wide range of local amenities including Sainsbury's Supermarket, a Gym, schooling, further shopping facilities and bus services to the City of Norwich. 

DIRECTIONS Leave Norwich via Dereham Road, heading towards Costessey, at the Longwater Roundabout take the 3rd exit heading towards Sainsbury's, following the signs into Queens Hills. Follow sir Alfred Munnings Road, at the next roundabout turn left into Fairway, take the next left into Bahram Road. The property can be found on the left. 

IMPORTANT NOTICES  

Local Authority: BROADLAND DISTRICT COUNCIL  

Council Tax Band: D Current EPC rating: C (Expired March 2023 - new certificate on order)

Property Construction: As far as the agent can tell this is standard construction.

Services not on the mains: N/A 

Heating: Gas Central. Broadband: Details of available speeds can be found on the Openreach website.

Mobile Signal: An indication of available service can be found via the Ofcom website.

Known Building Safety Issues: (Cladding, Subsidence, Risk of collapse etc.)

Known Restrictions: (Conservation area, TPOs, Listed status, Restrictive covenants [Caravans, running a business, Sub-letting, holiday home, large vehicle parking] etc.).

Known Public & Private Rights: (Rights of Way, Public Footpaths, Easements, Bisected Gardens etc.)

Flood & Coastal Erosion: The flood history of properties in England can be found at (Request link from agent), the long term flood risk for properties in England can be found at (Request link form agent). The plan for tackling coastal erosion can be found at (Request link form agent).

Planning Permission: Whether a local planning permission will affect enjoyment of the property is a subjective decision. You should satisfy yourself that local extensions, new buildings & developments will not affect your enjoyment of the property at the planning portal of the relevant local authority or via a planning search. Please ask if you would like any help with this?

Accessibility: Hopefully you can see the accessibility from the phots and floorplan but if you still have any questions regarding accessibilities or adaptations, please contact us.

Mining: Britain has been actively mined since 2700BCE. Limited information is known about prehistoric & historic mines but Norfolk is known to contain a number of historic mines, especially chalk mines. No map exists of the location of these mines but limited information about the known mines can be found at (Request link from agent).

Property Ladder, their clients and any joint agents give notice that:

1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact.

2. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Property Ladder have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

3. These published details should not be considered to be accurate and all information, including but not limited to lease details, boundary information and restrictive covenants have been provided by the sellers. Property Ladder have not physically seen the lease nor the deeds.