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"A most attractively presented, three bedroom semi-detached house conveniently located within this popular residential area, well placed for a host of local amenities including sports clubs, supermarkets, shops and regular bus service to the city centre, central hospitals and universities. Gas central heating and double glazing. Side entrance hall, well equipped kitchen, good sized living/dining room. Landing, two double bedrooms, third bedroom presently utilised as a study, bathroom. Gated path provides access to the attractively set out low maintenance rear garden which includes a broad decked patio sitting out area. Viewing recommended.

THE ACCOMMODATION COMPRISES RECEPTION HALL Having a half glazed external door to the side elevation, double glazed window to the front with radiator below. Staircase ascending to the first floor with spindled balustrade with oak style laminate flooring which was laid in 2011. KITCHEN 3.05m x 2.61m

(10'0' x 8'7') Having a range of cream fronted base and wall cupboards with a solid Beech working surface, Belfast style pot sink, integrated appliances comprising of a Neff four ring gas hob, extractor canopy and fan assisted electric oven along with microwave above. There is also an integrated fridge and freezer with matching fascia to the units, plumbing for a washing machine, integrated dishwasher and central heating radiator. There is a cupboard within which is housed the gas fired combination boiler. Spotlights to the ceiling. LIVING/DINING ROOM 4.56m x 4.44m

(15'0' x 14'7') Being a good sized principal reception room, having an attractive contemporary style fireplace with an electric pebble effect fire, double glazed sliding patio door to the garden, double glazed window, radiator and useful store cupboard beneath the stairs. FIRST FLOOR LANDING Double glazed window to the side, access to the roof space with pull down loft ladder to the insulated and boarded loft space. DOUBLE BEDROOM ONE 3.71m x 2.72m

(12'2' x 8'11') With radiator, double glazed window to the front. DOUBLE BEDROOM TWO 3.75m x 2.68m

(12'4' x 8'10') The dimensions encompassing the superb fitted oak style wardrobes which extend across the whole depth of the room which may be available by arrangement. Radiator and double glazed window to the rear. BEDROOM THREE 2.44m x 1.81m

(8'0' x 5'11') Having a double glazed window to the rear, radiator. This room presently utilised as a study. BATHROOM Having been refurbished during recent years around 2009, with a white suite comprising of a bath with contemporary style fittings and shower unit above which works off the domestic hot water system. Glass shower screen, extractor fan and tiled surround. The tiling extending across the pedestal wash basin and low level w.c. There is also a vertical chrome towel radiator, double glazed window to the rear, Oak style laminate flooring and useful store cupboard over the stairhead. OUTSIDE A gated path extends down by the side of the property providing access to the attractively set out rear garden which enjoys a westerly aspect with the afternoon sun and is set down with ease of maintenance in mind with a broad decked patioed entertaining terrace ideal for alfresco dining, broad slate chipped bed and raised ornamental border with a variety of plants. There is also a useful timber garden store, fencing to the perimeter along with external lighting both to the back and the side/front elevation. FIXTURES & FITTINGS Certain furnishings may be purchased by separate agreement with the Vendors. OFFER PROCEDURE Before contacting a Building Society, Bank or Solicitor you should make your offer to the branch dealing with the sale as any delay may result in the sale being agreed to another purchaser incurring unnecessary costs. Under the Estate Agency Act 1991 you will be required to give us financial information in order to verify your position before we can recommend your offer to the vendor. We will also require proof of identification in order to adhere to Money Laundering Regulations. VALUER Tim Heaton/ae VIEWING Strictly by appointment through our Banner Cross office on (0114) 268 3241. FLOORPLAN The following plans are for guidance purposes only and under no circumstances should they be relied upon for use in planning carpets and other such fixtures, fittings or furnishings. You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. The website owner's copyright must remain on all reproductions of material taken from this website."