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"ENJOYING NEARLY 1/2-ACRE OF MATURE GARDENS, IS THIS WELL-APPOINTED AND STRUCTURALLY-EXTENDED, SEMI-DETACHED FAMILY HOME, which further benefits from adjoining Sutton Brook to the rear with views over open countryside beyond, located on the fringe of the popular village of Hilton, within the catchment area of the highly regarded John Port School. Requiring internal inspection to fully appreciate the qualities of the property, which has the benefit of gas central heating and UPVC double glazing, and briefly comprises: -

GROUND FLOOR, canopy Entrance Porch, Entrance Hall, extended Lounge/Dining Room, and modern Breakfast Kitchen. FIRST FLOOR, landing affording access to Three Bedrooms, and modern Bathroom. OUTSIDE, front garden, driveway affording ample car standing spaces, detached Single Garage, Car Port, and extensive rear garden.

THE PROPERTY Internal inspection, and not a casual external glance from the roadside, is required to fully appreciate the quality of this well-appointed and structurally-extended home with its extensive mature gardens, which adjoining Sutton Brook and open countryside beyond. The property is approached via the canopy entrance porch to the entrance hall, with breakfast kitchen having modern fitments and integrated appliances, extended rear lounge dining room where the lounge area boasts two sets of patio doors taking advantage of the views over the gardens. To the first floor there are three bedrooms, all with fitted/built-in wardrobes, together with a modern bathroom. Outside the property benefits from front garden with deep driveway affording ample tandem car standing space, with detached single garage, attached car port, and extensive mature, approximate west-facing rear garden with patio area and vegetable garden. LOCATION The property enjoys an enviable cul-de-sac setting with the additional advantage of adjoining, and enjoying views over, Sutton Brook and surrounding countryside to the rear, on the fringe of the popular village of Hilton, which is well served by highly regarded local amenities to include primary school, as well as being within the catchment area of the highly regarded John Port school, together with day-to-day shopping, recreational facilities, and a regular bus service to both the city of Derby and the town of Burton-upon-Trent. DIRECTIONS When leaving Derby city be vehicle, proceed south-west on the A38 towards Burton-upon-Trent, and after approximately two-miles take the left exit signposted for the A50 and Uttoxeter & Etwall onto the A516. Proceed along the A516 bypassing Etwall, continuing under the A50, and straight across the next two traffic islands through the centre of Hilton onto Derby Road and Main Street, before turning right into Dale End Road, and left into West Avenue to find the property at the bottom of the cul-de-sac in the left-hand corner. VIEWINGS Strictly by prior appointment with the Agents, Gadsby Nichols. REF: R12629 ACCOMMODATION Having the benefit of gas central heating and UPVC double glazing, the detailed accommodation comprises: - GROUND FLOOR CANOPY ENTRANCE PORCH Having UPVC double glazed entrance door and side panels, opening to the: - ENTRANCE HALL Having central heating radiator, useful walk-in cloaks/understairs store, and stairs to the first floor. BREAKFAST KITCHEN 4.01m x 3.43m

(13'2' x 11'3') Having modern fitments comprising; one double base unit, two single base units, two sets of drawers, pantry unit, two double wall units, three single wall units, display shelving, stainless steel sink unit with single drainer, integrated electric hob with extractor hood and light over, integrated electric double oven, integrated fridge, integrated freezer, plumbing for automatic washing machine, plumbing for dishwasher, ample work surface areas, tiled floor, heated chrome towel rail, UPVC double glazed window to the front, UPVC double glazed side entrance door, and built-in boiler cupboard housing the Viesmann gas-fired combination boiler providing domestic hot water and central heating. EXTENDED LOUNGE/DINING ROOM Comprising: - DINING AREA 5.49m x 2.87m

(18'0' x 9'5') Having central heating radiators, and twin arches providing access to the: - REAR LOUNGE AREA 5.18m x 2.44m

(17'0' x 8'0') Being a structural extension to the property, and having attractive pine Adam-style fire surround with fitted Valor log-effect gas fire, tiled back and marble hearth, central heating radiator, and two sets of double glazed sliding patio doors to the rear to take advantage of the delightful views over the garden and Brook enjoying the afternoon sun. FIRST FLOOR LANDING Having built-in line cupboard, central heating radiator, and access to the part-boarded loft space which has the benefit of electric light. FRONT BEDROOM ONE 3.28m x 2.92m plus (10'9' x 9'7' plus) These measurements are 'plus wardrobe recess'.
Having UPVC double glazed window to the front, central heating radiator, and built-in triple wardrobes with sliding doors. REAR BEDROOM TWO 3.38m x 2.64m plus (11'1' x 8'8' plus) These measurements are 'plus recess'.
Having two fitted double wardrobes, dressing table and drawers, central heating radiator, and UPVC double glazed window to the rear enjoying views. REAR BEDROOM THREE 2.77m x 1.96m

(9'1' x 6'5') Having fitted double wardrobe with top cupboards, fitted desk and base cupboards, central heating radiator, and UPVC double glazed window enjoying views over the garden and fields. BATHROOM Having modern white suite of P-shaped bath with shower over and curved shower screen, low-level WC, wash hand basin in vanity unit with cupboards under, tiled walls, tiled floor, and heated chrome towel rail. OUTSIDE FRONT GARDEN Having lawn and flower borders, and deep driveway affording ample tandem car standing spaces, and leading to the attached car port, and detached, concrete sectional, single garage. REAR GARDEN The property enjoys gardens extending to nearly 1/2-acre, the majority being situated to the rear of the property, being approximately west-facing enjoying the afternoon and evening sun, and having paved patio, vegetable garden, and extensive lawns, adjoining Sutton Brook to the rear with fields beyond. ADDITIONAL INFORMATION TENURE The property is freehold with vacant possession on completion. COUNCIL TAX From enquiries of the VOA Website, we understand that the property falls within council tax band B, with South Derbyshire District Council. However, we would recommend any prospective purchasers make their own enquiries with the local authority. DO YOU NEED A SURVEY? If you are not buying one of our properties, but need a survey or valuation, please contact our offices for further information and advice on 01332 296396. We offer a range of surveys and valuations to cover all house types. REF: R12692 "