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" Conveniently positioned for easy access into the City Centre, fall in love with this characterful five/six bedroom palisaded villa offering the perfect blend of period features and modern comforts and must be viewed in person to truly appreciate the size and condition of the accommodation on offer. Retaining a wealth of original features including cast iron fireplaces, 9ft high ceilings, picture rails, tiled flooring, ceiling coving and doors, the well presented layout includes an entrance porch, welcoming entrance hallway, living room with walk in bay window, dining room, recently refitted (2015) modern breakfast kitchen with integrated appliances, rear lobby, utility room and shower room. The first floor offers three double bedrooms (1 bedroom having a balcony enjoying views of the garden), office (potential sixth bedroom), bathroom and separate WC with the second flooring offer a further two double bedrooms. Outside there is off road parking to the front for at least two/three vehicles with gated access leading to a fabulous larger than average rear garden with feature pond and a range of colourful plants and shrubs. The property also benefits from having solar panels and a relayed roof (2015). This property has a very well maintained interior and would make a fantastic family home.

ACCOMMODATION
Original timber double door with glazed top light leads to:

ENTRANCE PORCH
Original wooden door with glazed panel and top light leads to:

ENTRANCE HALLWAY
Focused around an elegant carpeted staircase rising the first floor landing, the entrance hallway is presented with original tiled flooring and coving to the ceiling. Having wooden doors leading to the living room, dining room, kitchen and cellar.

LIVING ROOM - 15' 10'' max x 13' 7'' max (4.82m x 4.14m)
A grand reception room enjoying light provided by a walk in bay window to the front elevation and is centred around a feature decorative fireplace with tiled hearth and wooden mantle. Having ceiling coving, high skirting boards, radiator, ceiling rose and folding doors to the dining room.

DINING ROOM - 13' 7'' max x 13' 8'' max (4.14m x 4.16m)
Presented with carpet flooring, the second reception room is perfect for formal dining occasions and offers a window to the rear elevation. Having a decorative ceiling rose, coving, high skirting boards and radiator.

BREAKFAST KITCHEN - 17' 4'' max x 11' 8'' max (5.28m x 3.55m)
A particular selling feature of the accommodation is the recently re-fitted neutrally decorated breakfast kitchen which offers a modern range of units with work surfaces over, complimented by tiled splashbacks and tiled flooring. Features include inset sink with mixer tap, integrated oven and grill, electric hob and integrated dishwasher. Affording plenty of space for a table, a side elevation bay window with stained glass and a second side elevation window allow the room to be flooded with natural light light with a wooden door to:

REAR LOBBY
Providing access to the utility room and shower room and having a side access door leading to the garden.

UTILITY ROOM - 10' 2'' max x 9' 2'' max (3.10m x 2.79m)
Providing practical space for further appliances and storage, the utility room is presented with tiled flooring and offers matching units and worktops to that of the kitchen. There is space for a fridge freezer, plumbing for a washing machine and a rear elevation window.

SHOWER ROOM
Fitted with a shower enclosure, having full tiled walls, ceiling spotlight and extractor.

CELLAR - 12' 5'' max x 12' 1'' max (3.78m x 3.68m)
With power and lighting.

FIRST FLOOR LANDING
Staircase rises to the first floor landing providing access to three double bedrooms, office, bathroom and separate WC.

BEDROOM ONE - 12' 9'' not into bay x 14' 8'' max (3.88m x 4.47m)
Presented with original picture rails and ceiling coving, the master bedroom is of an impressive size and is centred around a chimney breast with an original cast iron feature fireplace. Enjoying views of Western Park through a walk in front elevation bay window and a second front elevation window which allows for lots of light.

BEDROOM TWO - 14' 2'' max x 14' 3'' max (4.31m x 4.34m)
Presented with quality wood laminate flooring, the second double bedroom offers a rear elevation window enjoying views of the garden. Having original picture rails, coving to ceiling and a recently re-fitted modern wash hand basin with a mixer tap providing hot and cold running water.

BEDROOM THREE - 10' 10'' max x 9' 5'' (3.30m x 2.87m)
Painted a soothing blue, the third bedroom which the current owners use as a sitting room has a door leading to a balcony with room for table and chairs and enjoys fabulous views over the rear garden. Presented with a ceiling rose and high skirting boards, the room also has a side elevation window.

OFFICE / POTENTIAL SIXTH BEDROOM - 9' 4'' x 5' 6'' (2.84m x 1.68m)
Currently used as an office by the current owners, the space also has the potential to be a sixth bedroom, games room or dressing room. Having a picture rail, radiator, high skirting boards, carpet flooring and a front elevation window.

BATHROOM
Fitted with a two piece suite comprising a wash hand basin set in vanity and a bath with mixer taps and shower over with screen. Light is provided by an obscure side elevation window, having tiled flooring, tiled walls, ceiling spotlights and a built in cupboard housing a 'Glow-worm' boiler.

SEPARATE WC
Offering a low level WC with contemporary decorated walls and an obscure glazed window to the side elevation.

SECOND FLOOR LANDING
Staircase rises to the second floor landing with access to two further double bedrooms.

BEDROOM FOUR - 12' 8'' max x 11' 9'' max (3.86m x 3.58m)
Having been neutrally re-decorated to create a light and airy feel in 2015, the fifth bedroom features an original cast iron fireplace, having a rear elevation window with views over the garden, modern fitted wash hand basin with mixer tap and carpet flooring.

BEDROOM FIVE - 20' 9'' max x 8' 1'' max (6.32m x 2.46m)
The fourth double bedroom features an original cast iron fireplace and enjoys views of Western Park from the front elevation window.

OUTSIDE
To the front of the property is a tarmac driveway, which provides off road car standing for at least two/three vehicles, with a private side gate in turn leading to the rear of the home. There is a patio area perfect for outdoor entertaining with a feature pond. Further gated access leads to a lawn area with a range of colourful shrubs and plants to borders and a swirling pathway which leads you to the back of the garden where a unique tree house can be found with a further range of plants and shrubs with fencing to borders.

TO FIND THE PROPERTY
From our office on Hinckley Road in Leicester Forest East, head east along Hinckley Road.At the roundabout take the second exit and continue along Hinckley Road. Continue to drive straight where the property can be found on the right hand side.

TENURE
The tenure is freehold with vacant possession upon completion.

COUNCIL INFORMATION
Leicester City Council, City Hall, 115 Charles Street, Leicester (Tel: 0116 454 1000) - Tax Band D.

VIEWING ARRANGEMENTS
Viewings are strictly by appointment only. Please contact Tom or Zak on 0116 366 5666.

MONEY LAUNDERING
In line with current money laundering regulations, prospective buyers will be asked to provide us with photo I.D. (e.g. Passport, driving licence, bus pass etc) and proof of address (e.g. Current utility bill, bank statement etc). We ask for your cooperation in this matter as this information will be required before a sale can be agreed.

AGENTS NOTE
These particulars, whilst believed to be accurate are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give any representation or warranty in respect of the property.

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