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"Great spacious family home with SOUTH FACING garden. Within walking distance of the local shopping facilities, HAMWORTHY PARK, POOLE HARBOUR with its water sports facilities and COBBS QUAY MARINA. Modern fitted kitchen. EPC Rating D.

* Entrance Hall * Living Room * Dining Area * Fitted Kitchen * Cloakroom * 3 First floor double bedrooms * Family bathroom * Separate WC * Gas central heating * UPVC double glazing * Off road parking for several vehicles * South west facing rear garden

From Upton Crossroads proceed towards Hamworthy along Blandford Road, follow this road for some distance and upon reaching the Red Lion public house on the left hand side turn right into Lake Road.  Take the 4th turning left into Hamilton Road and the property can be found situated on the right hand side.

The accommodation comprises:

Composite front door with opaque glazed panels into:

ENTRANCE HALL: Coved and textured ceiling.  Radiator.  Stairs to first floor.

LIVING ROOM:   17'11 x 11' (5.46m x 3.35m) Coved and textured ceiling.  Radiator.  UPVC double glazed window to front. UPVC double glazed sliding patio doors on to an enclosed composite decking area and rear garden.
 
DINING AREA:  8' x 6'5  (2.44m x 1.96m)  Adjacent to the Living Room.  Coved and textured ceiling. Radiator.  Understairs cupboard.

KITCHEN/BREAKFAST ROOM: 13'7 max x 10'10 (4.14m max x 3.3m 'L' shaped).  Coved and textured ceiling.  6 inset ceiling spot lights.  Modern fitted range of gloss cream fronted base units incorporating cupboards and drawers under work surface.  Further range of matching wall units with under unit lighting.  Fitted breakfast bar.  Inset one and a half bowl single drainer sink unit with 'Swan neck' mixer tap over. Integrated dishwasher.  Integrated washing machine. Space for 'range' style oven with canopy above.  Space for fridge/freezer.  Larder cupboard.  Radiator. Solid Bamboo flooring.  UPVC double glazed window to front. Door into;

UTILITY AREA:  Space for tumble dryer with worktop above. Fitted wall cupboard and fitted storage cupboard. Solid Bamboo flooring.  UPVC patterned double glazed door onto the rear garden.

CLOAKROOM:  Coved and textured ceiling.  Fitted white suite comprising of close coupled WC.  UPVC patterned double glazed window to rear.

LANDING:  Coved and textured ceiling.  Hatch to loft space.  Built in airing cupboard with wall mounted combination boiler. UPVC double glazed window overlooking the rear garden.

BEDROOM 1:   11'4 to wardrobes x 10'4 (3.45m to wardrobes x 3.15m ) Coved and textured ceiling. Radiator.  Built in overstairs wardrobe. Further range of fitted wardrobes.  UPVC double glazed window to front.  

BEDROOM 2:  11'7 x 10'10 (3.53m x 3.3m)   Coved and textured ceiling.  Built in wardrobe and further overstairs wardrobe. UPVC double glazed window to front.

BEDROOM 3:   9'11 x 7'8   (3.02m x 2.34m) Coved and textured ceiling.  Radiator.  UPVC double glazed window overlooking the rear garden.

BATHROOM:  6 inset ceiling spot lights.  Modern fitted white suite comprising bath with air jets, hand shower attachment, wall mounted electric shower and fitted folding shower screen.  Wash hand basin with cupboard under. Part tiling to walls.  Tiled floor.  Heated ladder style towel rail.  UPVC patterned double glazed window to rear.

SEPARATE WC:  Coved and textured ceiling.  Modern fitted white suite comprising close coupled WC.  Tiled floor.  UPVC double glazed window to rear.

OUTSIDE:

FRONT GARDEN: The front of the property has been laid with a resin bonded surface to provide off road parking for several vehicles, enclosed by a white rendered wall.

REAR GARDEN:  Comprises of a superb glass screen enclosed composite decking area, adjacent to the Living Room.  The remainder is laid as lawn with a central pathway.  The garden is enclosed by fencing, block walling and enjoys a South Westerly aspect. Access to the rear garden is by way of double wooden gates and by a shared covered walkway which numbers 11 and 13 share.

COUNCIL TAX:  Band C

Consumer Protection from Unfair Trading Regulations 2008.
The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property."