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"A very nicely presented three bedroom link detached property that must be viewed to be appreciated.

Introduction
40 Sandhill Way is an extremely well presented three bedroom link detached family home which is constructed to the popular `Severn` design. On the ground floor there are two spacious reception rooms together with a fitted kitchen and in addition the property benefits from a double glazed conservatory at the rear. Upstairs there are three good sized bedrooms and a family bathroom with a white suite. At the rear the property has a good sized garden which unusually is not overlooked.

Fairford Leys is a popular modern development situated to the south-west of Aylesbury which has its own village square offering a range of shops, restaurants, nursery, church, community centre and health club. The development is served by a frequent bus service providing a quick link to Aylesbury town centre and railway station. Aylesbury town itself offers a comprehensive range of shopping and schooling facilities together with a mainline railway link to London (Marylebone) in approximately one hour.


Entrance Hall
Wood laminate flooring, radiator, stairs to first floor, wall mounted alarm panel, thermostat control.

Cloakroom
Low level WC, wash hand basin with tiled splash backs, radiator, double glazed window to front aspect, wood laminate flooring.

Lounge - 13'4" (4.06m) x 12'4" (3.76m)
Double glazed window to front aspect, wood laminate flooring, television and telephone points, useful understairs storage cupboard, coved ceiling, two radiators.

Dining Room - 10'8" (3.25m) x 7'7" (2.31m)
Double radiator, wood laminate flooring, coved ceiling, sliding patio doors leading to the conservatory.

Kitchen - 10'8" (3.25m) x 7'8" (2.34m)
Fitted with a modern range of units comprising of single drainer stainless steel sink unit with mixer taps, work surfaces with drawers and cupboards under, wall mounted storage cupboards, part tiled walls, fitted hob, oven and extractor, plumbing for washing machine and dishwasher, wall mounted central heating boiler, double glazed window to rear aspect.

Conservatory - 9'0" (2.74m) x 6'4" (1.93m)
This useful additional room is of brick and UPVC double glazed construction with a tiled floor and under floor heating, doors leading to the rear patio.

Landing
Double glazed window to side aspect, loft access, airing cupboard.

Bedroom One - 13'8" (4.17m) x 9'4" (2.84m)
Radiator, double glazed window to front aspect, telephone point.

Bedroom Two - 11'0" (3.35m) x 8'10" (2.69m)
Radiator, double glazed window to rear aspect.

Bedroom Three - 9'10" (3m) x 7'2" (2.18m)
Radiator, double glazed window to front aspect.

Bathroom
White suite, panel bath with electric shower, low level WC, pedestal wash hand basin, part tiled walls, double glazed window to rear aspect, radiator.

Garage
To the side of the property there is a single garage with up and over door, light and power supply and further driveway parking to the front.

Garden
There is a good sized, enclosed garden to the rear of the property which is not directly overlooked. The garden is laid mainly to lawn with a paved patio area, well stocked flower and shrub bed, outside water tap.

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Purchasers must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.

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