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"A large open plan kitchen/diner/sitting room to the rear of this excellent home takes centre stage. Insole Gardens is very popular thanks to being so close to Insole Court and is within a short stroll to Llandaff City Primary. Llandaff village is within close proximity that offers local independent shops, caf?s and amenities. This light and spacious property briefly comprises: Entrance Porch, Hall, Cloakroom, Lounge, Open Plan Kitchen/Diner/Sitting Room. To the First Floor are Four Bedrooms and Family Wet Room. Stairs lead up to a recently converted Master Bedroom with En Suite and Study/Dressing Room that offer views towards Penarth and beyond. Outside you'll find a good size rear garden, detached garage and off street parking. Further benefiting from: gas central heating (via combi boiler) and upvc double glazing. EPC=D

ENTRANCE Entered via double glazed obscure door to front, leading into porch. PORCH Double glazed obscure matching window to front. Foot mat. Double glazed pvc door into entrance hall. ENTRANCE HALL Coved ceiling. Radiator. Stairs leading to the first floor. Under stairs storage cupboard. Double glazed window to front offering natural light. Refurbished wood parquet flooring. CLOAKROOM Double glazed obscure pvc window to the side. Wash hand basin and w/c. Period tiling. Wood flooring. LOUNGE 14'3' max x 11'7' max (4.34m max x 3.53m max) Double glazed pvc window to the front aspect. Radiator. T.v point. Refurbished wood parquet flooring. Coved ceiling. Double set of French doors leading to kitchen/diner and sitting room. KITCHEN/DINER/SITTING ROOM 23'6' x 23'3' (7.16m x 7.09m) Extended open plan kitchen/diner/sitting room. French doors to the rear garden. Double glazed pvc to the rear and side. Further double glazed door leading out to the garden. Three Velux sky light windows. The kitchen is fitted with a selection of base units with complimentary work tops over and tiled splash backs. Space for gas cooker with glass splash back and cooker hood. Integrated dishwasher. Space and plumbing for washing machine. Space for fridge freezer. Stainless sink and drainer with mixer tap. Wood flooring. Three radiators. Series of spot lights. T.v point. Towards the French doors there is a small sectioned area of the kitchen which can be accessed by a concealed up and over counter top (this section could be easily opened up to further incorporate the kitchen as one if desired). FIRST FLOOR Stairs rising from entrance hall with wooden hand rail and spindles. FIRST FLOOR LANDING Airing cupboard housing combination boiler. Window offering natural light. Doors leading to all rooms. BEDROOM TWO 11'8'max x 12'5' max (3.56m x 3.78m max) Double glazed pvc window to the front. Radiator. Coved ceiling. Built in storage cupboard. BEDROOM THREE 10'5' X 11'9' (3.18m X 3.58m) Double glazed pvc window to the front. Radiator. Built in storage cupboard. BEDROOM FOUR 9'5' X 9'9' (2.87m X 2.97m) Double glazed pvc window to the rear. Radiator. Coved ceiling. BEDROOM FIVE 6'1' max x 9'7' (1.85m max x 2.92m) Double glazed pvc window to the rear. Radiator. Coved ceiling. FAMILY BATHROOM Double glazed obscure pvc window to the side. His and her twin sink. W/c. Walk in shower with drench shower head over and glass screen. Heated towel rail. Under floor heating. SECOND FLOOR Stairs rising from first floor with wooden hand rail and spindles. BEDROOM ONE & STUDY 9'1'max x 18'3' max (2.77m x 5.56m max) Large double glazed Velux windows to the front and further double glazed Velux windows to the rear. Series of spot lights. Radiator. Storage into the eaves.

Study/walk in wardrobe with double glazed window to the front. Radiator and spot lights and further storage into the eaves. EN-SUITE Double glazed pvc window to the rear. Walk in shower with glass screen and shower plumbed. Heated towel rail. Fully tiled wall and floor. W/c and wash hand basin. Shaver point. OUTSIDE REAR GARDEN Enclosed rear garden with timber frame fencing. Mature shrubs, trees and flower borders. paved patio sitting area. Partly laid to lawn. Small alcove recess for storage. Door to garage. Outside cold water tap. Two lights FRONT GARDEN Off street parking for two vehicles. Partly laid to lawn. Enclosed with brick wall. GARAGE We have prepared these property particulars as a general guide to a broad description of the property. They are not intended to constitute part of an offer or contract. We have not carried out a structural survey and the services, appliances and specific fittings have not been tested. All photographs, measurements, floorplans and distances referred to are given as a guide only and should not be relied upon for the purchase of carpets or any other fixtures or fittings. Lease details, service charges and ground rent (where applicable) and council tax are given as a guide only and should be checked and confirmed by your Solicitor prior to exchange of contracts. The copyright of all details, photographs and floorplans remain exclusive to Hern & Crabtree."