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"Nestled in a quiet and charming canal side position in Erdington, this deceptively spacious and thoughtfully extended, three bedroomed, freehold townhouse presents a rare opportunity for buyers seeking comfort, convenience and character in equal measure. Tucked away from the hustle and bustle, yet within walking distance to local shopping amenities, this well presented home is perfectly placed for access to wider transport links with regular bus services available via nearby Eachelhurst Road, offering seamless travel to surrounding towns and Birmingham city centre. Ideal for families, the area is served by a selection of well regarded schools catering to all age groups, further enhancing the property s appeal to a wide variety of purchasers. Internally, the home benefits from gas central heating and PVC double glazing both where specified , and is laid out across three levels to maximise space and functionality. The ground floor features a welcoming deep entrance hallway, a versatile dining play room, a fitted breakfast kitchen, a generous extended family room, and a guest cloakroom with WC. Moving to the first floor, a spacious lounge opens out to a balcony overlooking the tranquil canal setting, while a Jack & Jill family bathroom conveniently connects to a well sized second bedroom. The top floor offers three bedrooms, with the master bedroom boasting a modern en suite shower room, and a second family bathroom serving the additional rooms. Externally, a block paved driveway provides off road parking to the front, while the rear garden offers a peaceful retreat, with a patio area leading onto a lawn, perfect for family relaxation or entertaining. To truly appreciate the size, layout, and updates of this delightful home, plus its enviable location, we highly recommend an internal viewing. EPC Rating B.

Set back from the road behind a block paved drive, access is gained into the accommodation via a PVC double glazed obscure door into

DEEP ENTRANCE HALL
PVC double glazed window to side, doors open to dining room play room, fitted breakfast kitchen, guest cloakroom WC and storage room, radiator, stairs off to first floor.

FITTED BREAKFAST KITCHEN 15 01 x 9 02
PVC double glazed window to rear, matching wall and base units with recesses for washing machine, integrated dishwasher, fridge freezer and oven, roll edged work surface with one and a half sink drainer unit, six ring gas hob with extractor canopy over, matching upstands, radiator, door back to entrance hall and access is provided to

EXTENDED FAMILY ROOM 8 09 x 7 10
PVC double glazed patio doors open to rear garden, obscure windows to side, access is provided back to fitted breakfast kitchen.

DINING ROOM PLAY ROOM 11 02 x 10 11
PVC double glazed window to fore, space for complete dining table and chairs, radiator, door back to entrance hall.

GUEST CLOAKROOM WC
Suite comprising low level WC and corner wash hand basin, ladder style radiator, tiled splashbacks, door back to entrance hall.

STAIRS & LANDING TO FIRST FLOOR
Doors radiate to bedroom two, a Jack & Jill style family bathroom and lounge, radiator, stairs off to second floor.

FAMILY LOUNGE 15 04 x 11 01
PVC double glazed windows to fore having door to side opening to balcony, recess is provided for a bio ethanol stove fireplace, space for complete lounge suite, door back to landing.

BEDROOM TWO 15 01 x 9 02
PVC double glazed windows to rear, space for double bed and complimenting suite, radiator, door back to landing and door to

JACK & JILL STYLE BATHROOM
PVC double glazed obscure window to side, suite comprising bath with bi folding splash screen door to side, low level WC and vanity wash hand basin, radiator, tiled splashbacks, door back to landing and to bedroom.

STAIRS & LANDING TO SECOND FLOOR
Doors to airing cupboard, three bedrooms and a further bathroom, radiator, access is also provided to loft space.

BEDROOM ONE 11 10 x 9 02
PVC double glazed window to rear, space for double bed and complimenting suite, radiator, door back to landing and to
ENSUITE SHOWER ROOM
PVC double glazed obscure window to side, suite comprising shower cubicle with glazed splash screen doors to fore, low level WC and pedestal wash hand basin, tiled splashbacks, radiator, door back to bedroom.

BEDROOM THREE 11 04 x 7 05
PVC double glazed windows to fore, radiator, door back to landing.

BEDROOM FOUR 11 05 x 7 04
PVC double glazed window to fore, radiator, door back to landing.

BATHROOM
PVC double glazed obscure window to side, suite comprising bath, low level WC and pedestal wash hand basin, tiled splashbacks, radiator, door back to landing.

REAR GARDEN
A paved patio advances from the accommodation and leads to rear turf, timber fencing lines the property s border with access being given back into the home via PVC double glazed sliding patio doors into rear family room.

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Our vendors are asked to complete a Property Information Questionnaire for the benefit of buyers. This questionnaire provides further information and declares any material facts that may affect your decision to view or purchase the property. This document will be available on request by contacting our offices.

Buyer ID legal requirements checks fees payable. Please click on the tab named Paid ID checks for buyers contained within the full description tab on Rightmove see Acres web site tab Services Fess and charges, or copy and paste this link into a browser acres.co.uk services mh fees charges

Details of fixtures and fittings included within the sale are contact within the room measurements. The vendors reserve the right to remove any of these items by agreement during negotiation if needed not wanted.

Tenure Please see the property listing for details. Additionally, further information eg length of lease, if applicable can be obtained here if applicable wanted, copy and paste this link into a browser tinyurl.com 5dvd2hnb

Acres Estate Agents have not tested any apparatus, equipment, fixture or services and so cannot verify they are in working order, or fit for their purpose. The buyer is strongly advised to obtain verification from their Solicitor, Surveyor or other qualified party. Additionally, please note all measurements are approximate

Very occasionally the EPC may not be available due to reasons beyond our control, the Regulations state that the EPC must be ordered with 7 days of marketing, and presented within 21 days thereafter. For an update on the preparation of the EPC please contact the selling office or regularly monitor our website portals. Should you require a copy of the full EPC please once more contact the selling office and we will happily forward this to you in PDF format, or by hard copy.

Property to sell ? Please contact your local office or email us as we would of course be delighted to assist.

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