"In an established cul-de-sac just to the south of the city and near to everyday amenities, an established three-bedroom semi-detached home with garden room/conservatory extension and excellent parking, together with landscaped rear garden.

Living room, kitchen, conservatory/dining room, 3 bedrooms, bathroom.

LOCATION
Garrick Avenue is an established cul-de-sac located just off Ross Road near to amenities and about 1 mile south of Hereford city centre. Hereford as a whole offers a variety of shopping, leisure and recreational facilities, together with educational establishments and both bus and railway stations.

DESCRIPTION
11 Garrick Avenue is an extensively upgraded semi-detached residence which is both centrally heated and double glazed. At the front of the property there is a good-sized living room and the kitchen now opens to a feature dining area/conservatory, which overlooks the landscaped rear garden, comprising decked and lawned areas. On the first floor there are three bedrooms and a bathroom and with generous parking facilities to the front, the accommodation in more detail comprises:

ON THE GROUND FLOOR:

Porch
With door having fanlights over to:

Reception Hall
With return stairway to first floor having stripped newel post and banister, coved ceiling, radiator with cover, understairs storage cupboard and with opening to the kitchen and door to:

Living Room
4.88m

(16'0) x 3.33m

(10'11) (13'1'' into bay)

With double-glazed bay window area, wall mounted thermostat, timber fire surround with cast-iron and tiled inset and living flame coal effect gas fire, granite hearth, coved ceiling and radiator.

Kitchen
2.87m

(9'5) x 2.57m

(8'5)

With base cupboard units with roll edge working surface over, tiled surrounds and open-fronted plate racking. Recess for gas cooker with stainless steel hood over, 1bowl sink unit with drainer and mixer tap. Recesses with plumbing for washing machine and dishwasher, ceiling spotlight fitting and opening to:

Conservatory/Dining Room
3.78m

(12'5) x 2.87m

(9'5)

With triplex roof over and double-glazed elevation overlooking the rear garden and with further windows to side, together with double-glazed patio doors opening to the raised decked area. Radiator.

ON THE FIRST FLOOR:

Landing
With double-glazed window to rear, access hatch to loft space, wooden skirting boards and door architraves and with original painted doors to:

Bedroom 1
3.61m

(11'10) x 3.07m

(10'1)

With double-glazed window to the front, picture rail and radiator.

Bedroom 2
3.15m

(10'4) x 2.16m

(7'1)

With double-glazed window with wooden sill overlooking the rear garden. Radiator.

Bedroom 3
2.21m

(7'3) x 1.68m

(5'6)

With double-glazed window to side.

Bathroom
With two sets of double-glazed windows and white suite comprising bath with tiled surround and electric shower over, pedestal washbasin with tiled courses over and low level WC with wooden seat. Ladder-type radiator.

OUTSIDE:

Driveway and Car Parking
To the front of the property there is a large brick pavior parking/drive area providing off-road facility for four vehicles. The driveway is approached through a pair of iron gates set in a brick wall.

Gardens
A side gateway provides access to a raised decked seating area and two steps lead down to the superb landscaped rear garden which is part lawned and has a raised flower border/trough and a pebbled area interspersed with established shrubs. There is also a useful garden store (9'10" x 7'10"). Boundaries are formed with fencing panels, largely set between concrete posts.

SERVICES
It is understood that mains electricity, gas, water and drainage services are connected to the property. Confirmation in respect of mains service supplies should be obtained by the prospective purchaser. None of the electrical goods or other fittings has been tested and they are sold without warranty or undertaking that they are installed to current standards.

ENERGY PERFORMANCE CERTIFICATE
An Energy Performance Certificate has been prepared in respect of this property and the results are shown in the adjacent charts. More information is available on request.

VIEWING
Strictly by appointment through the agents, telephone Hereford (01432) 272280.

DIRECTIONAL NOTE
From central Hereford proceed initially south over Greyfriars Bridge and at the roundabout take the first exit into Ross Road. At the traffic lights continue straight over along Ross Road and then take the second left turn into Garrick Avenue, where No. 11 will be found on the left hand side.

FOR FURTHER INFORMATION
PLEASE CONTACT David A. Watkins FRICS or Steven J. Thomas BSc (Est Man) FNAEA on Hereford (01432) 272280. For a selection of other properties currently available, please visit www.watkinsandthomas.co.uk or www.teamprop.co.uk or www.rightmove.co.uk

2 September 2011
ID8581

THE PROPERTY MISDESCRIPTIONS ACT 1991
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."