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A deceptively spacious semi detached family home with private double width driveway and good size enclosed rear garden. Presented in good decorative order throughout. Three good size bedrooms. Reception hall. Light and spacious lounge dining room. Modern kitchen. Modern shower room. Gas central heating. uPVC double glazing. End of cul de sac location. Convenient position providing good access to local amenities, major link roads and Ludwell Valley Park. No chain. Viewing highly recommended.

ACCOMMODATION IN DETAIL COMPRISES All dimensions approximate

uPVC double glazed front door leads to

RECEPTION HALL

Stairs rising to first floor. Radiator. Cloak hanging space. Smoke alarm. Understair storage cupboard. Door to

LOUNGE DINING ROOM

18 8 5.69m x 13 4 4.06m maximum. A light and spacious room. Radiator. Laminate wood effect flooring. Telephone point. Television aerial point. Contemporary modern fireplace with raised hearth, inset living flame electric fire and mantel over. uPVC double glazed window, with fitted blind, to side aspect. Large uPVC double glazed window, with fitted blind, to front aspect.

From reception hall, door to

KITCHEN

12 6 3.81m x 8 8 2.64m . A modern kitchen fitted with a range of base, drawer and eye level cupboards. Wood effect roll edge work surfaces with tiled splashbacks. 1 bowl sink unit with single drainer and modern style mixer tap. Fitted electric oven. Four ring electric hob with filter extractor hood over. Radiator. Larder cupboard. Fridge freezer included in sale . Dishwasher included in sale . Washing machine included in sale . Further appliance space. uPVC double glazed window, with fitted blind, to rear aspect with outlook over rear garden. Part Obscure uPVC double glazed door provides access to rear garden.

From reception hall, door to

SHOWER ROOM

A modern matching white suite comprising 1 width shower enclosure with toughened glass shower screen, fitted mains shower unit included separate shower attachment. Wash hand basin set in vanity unit with cupboard space beneath. Low level WC. Tiled floor. Heated ladder towel rail. Inset LED spotlights to ceiling. Obscure uPVC double glazed window to rear aspect.

FIRST FLOOR LANDING

Smoke alarm. Access to roof space. uPVC double glazed window, with fitted blind, to rear aspect with outlook over rear garden. Door to

BEDROOM 1

13 4 4.06m x 10 8 3.25m into wardrobe space. Radiator. Laminate wood effect flooring. Range of built in wardrobes either side of chimney breast. uPVC double glazed window to front aspect.

From first floor landing, door to

BEDROOM 2

12 4 3.76m x 8 8 2.64m . Radiator. Built in shelving. Two hanging rails. uPVC double glazed window to rear aspect with outlook over rear garden, neighbouring Ludwell Valley Park and beyond.

From first floor landing, door to

BEDROOM 3

11 10 3.61m maximum reducing to 10 2 3.10m x 7 8 2.30m . Radiator. Telephone point. Television aerial point. Built in cupboard housing boiler serving central heating and hot water supply. uPVC double glazed window to side aspect.

OUTSIDE

Directly to the front of the property is a block paved double width driveway providing parking for two vehicles. Side pathway leads to the front door whilst a side gate leads to the rear garden. The rear garden is a particular feature of the property consisting of a good size paved patio with water tap and raised flower shrub bed. Section of garden laid to decorative stone chippings for ease of maintenance. Timber shed. Two shaped areas of lawn. Additional seating area laid to decorative stone chippings. The rear garden is of good size and is enclosed to all sides.

TENURE

FREEHOLD

MATERIAL INFORMATION

Construction Type Brick

Mains Water, drainage, electric, gas

Heating Gas central heating

Mobile Indoors EE & Vodafone voice and data likely, Three voice likely and data limited, O2 voice and data limited

Mobile Outdoors EE, Three, O2 and Vodafone voice and data likely

Broadband Standard & Ultrafast available

Flood Risk River & sea Very low risk, Surface water Very Low risk

Mining No risk from mining

Council Tax Band B Exeter

DIRECTIONS

Proceeding out of Exeter along Heavitree Road continue down passing the parade of shops and petrol filling station. At the next set of traffic lights proceed straight ahead down into East Wonford Hill and at the next set of traffic lights turn right into Rifford Road proceed along and at the roundabout take the 1st exit left into Ludwell Lane then 1st left into Ivy Close.

VIEWING

Strictly by appointment with the Vendors Agents.

AGENTS NOTE

The information given in these particulars is intended to help you decide whether you wish to view this property and to avoid wasting your time in viewing unsuitable properties. We have tried to make sure that these particulars are accurate, but to a large extent we have to rely on what the seller tells us about the property. We do not check every single piece of information ourselves as the cost of doing so would be prohibitive and we do not wish to unnecessarily add to the cost of moving house.

Once you find the property you want to buy, you will need to carry out more check into the property than it is practical or reasonable for an estate agent to do when preparing sales particulars. For example, we have not carried out any kind of survey of the property to look for structural defects and would advise any homebuyer to obtain a surveyor s report before exchanging contracts. If you do not have your own surveyor, we would be pleased to recommend one. We have not checked whether any equipment in the property such as central heating is in working order and would advise homebuyers to check this.

You should also instruct a solicitor to check all legal matters relating to the property e.g. title, planning permission, etc. as these are specialist matters in which estate agents are not qualified. Your solicitor will also agree with the seller what items e.g. carpets, curtains, etc. will be included in the sale.

Please be aware that all measurements within these particulars are recorded with a sonic tape, and whilst every effort has been taken to ensure their accuracy potential purchasers are recommended to satisfy themselves before entering a contract to purchase.

AGENTS NOTE MONEY LAUNDERING POLICY

Samuels Estate Agents are committed to ensuring that it has adequate controls to counter money laundering activities and terrorist financing activities, in line with the Money Laundering Regulations 2007. Any prospective purchaser will be required to show proof of funds and identification. We ask for your cooperation on this matter in order that there will be no delay in the transaction.

EPC RATING C 70