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" A charming 2 bedroom semi-detached Victorian cottage set in delightful gardens, totalling 0.268 of an acre, within this popular rural hamlet.

A charming 2 bedroom semi-detached Victorian cottage set in delightful gardens, totalling 0.268 of an acre, within this popular rural hamlet.

PROPERTY DESCRIPTION
Summary of Accommodation

*RECEPTION HALL * SITTING ROOM * SEPARATE DINING ROOM * CONSERVATORY/GARDEN ROOM * KITCHEN * UTILITY ROOM * GROUND FLOOR CLOAKROOM * REAR PORCH * DOUBLE BEDROOM & SHOWER ROOM/W.C. ON FIRST FLOOR * 2nd BEDROOM ON SECOND FLOOR * VARIOUS OUTBUILDINGS INCLUDING DETACHED GARAGE * POTTING SHED * GARDEN CHALET * EQUIPMENT STORE & GREENHOUSE * AMPLE OFF ROAD PARKING * DELIGHTFUL GARDENS * TOTALLING JUST OVER A QUARTER OF AN ACRE *

DESCRIPTION AND CONSTRUCTION
This charming semi-detached 3 storey Victorian cottage was originally built in 1854 with brick elevations under a slate roof. The present owners have occupied the property for the past 21 years during which time they have maintained both the property & the gardens to a very good standard. The property lends itself for further enlargement, subject to the appropriate planning consent.

In our opinion to fully appreciate the location & versatility of the accommodation a viewing is highly recommended.

SITUATION
2 Avonvale Cottages, is delightfully set in grounds totalling just over ¼ of an acre, on the western side of the Christchurch Road, within the hamlet of Kingston, 2 miles south of the market town centre of Ringwood, which offers a weekly street market in addition to the comprehensive shopping, leisure & educational facilities. The A31 & A338 provide transportational links to the main centres of Bournemouth 12 miles, Southampton 16 miles & Salisbury 18 miles. The open New Forest is within 2 ½ miles distance.

DIRECTIONAL NOTE
From the main Ringwood roundabout, adjacent to the town centre car park, leave in a southerly direction along the Mansfield Road, passing two sets of pedestrian traffic lights. At the first roundabout, adjacent to Greyfriars community centre, bear left onto the Christchurch Road. Continue along this road for approximately 2 miles, passing Ringwood Fire Station, Ringwood Brewery, Lidl-s, David Lloyd Centre, Moortown Filling Station. Continue along the Christchurch Road whereupon 2 Avonvale Cottages will be located on the right hand side, prior to Rod Lane

THE ACCOMMODATION COMPRISES:

UPVC DOUBLE GLAZED FRONT DOOR & SIDE SCREEN TO:

RECEPTION HALL: Aspect to the east. Radiator. Door to:

DINING ROOM: 13-9- (4.21m) x 9-6- (2.92m). Aspect to the west. Double radiator. 2 Ceiling light points. Double opening glazed internal doors to:

CONSERVATORY/GARDEN ROOM: 8-1- (2.48m) x 10-3- (3.13m). Triple aspect to the north, south & west. Double glazed sliding patio doors on the western elevation, providing view & access onto patio & rear garden. Polycarbonate sloping ceiling. Laminate floor.

FROM THE RECEPTION HALL, GLAZED INTERNAL DOOR TO:

KITCHEN: 15-10- (4.84m) x 7-10- (2.41m). Aspect to the west. Double glazed window & door providing view across the rear garden. Wall to wall, roll top laminate work surface with single bowl, single drainer, stainless steel sink unit with h & c mixer. Recess for dishwasher with plumbing connected. Range of drawers & floor storage cupboards. The work surface extends to one side & incorporates a Hotpoint 4 burner electric hob with integrated extractor fan above. Range of drawers & floor storage cupboards beneath. Additional matching work surface with further range of drawers & floor storage cupboards. Matching range of 2 double & 2 single eye level store cupboards. Double built-in Neff electric oven with storage cupboards above & beneath. Space for larder fridge/freezer. Double radiator. Ceramic tiled wall surrounds. In contrast to the ceramic tiled floor. 4 strip lights. Glazed internal door to:

UTILITY ROOM: 6-3- (1.91m) x 5-4- (1.63m). Plumbing for washing machine. Fitted shelving. Door to:

GROUND FLOOR CLOAKROOM: Aspect to the west. Frosted double glazed window. White suite comprising low level w.c. with concealed cistern. Wash basin set in vanity surround with double floor storage cupboard beneath, h & c mixer with tiled splash back.

FROM THE KITCHEN, DOOR ON THE WESTERN ELEVATION TO:

GLAZED REAR PORCH: 7-8- (2.36m) x 8-4- (2.54m). Triple aspect to the north, south & west. Double glazed back door on the southern elevation providing view & access onto patio & rear garden. Polycarbonate sloping ceiling. Ceramic tiled floor.

FROM THE RECEPTION HALL, DOOR TO:

SITTING ROOM: 21-7- (6.60m) x 12-1- (3.69m) into chimney recess, narrowing to 11-1- (3.40m) to front of chimney breast. Dual aspect to the north & east. Feature cast iron wood burner, set in chimney recess on polished stone hearth with wooden mantel. 2 double radiators. 2 ceiling light points. TV aerial point. Telephone connection. 2 wall light points. T.V. aerial points. Telephone connection.

STRAIGHT FLIGHT STAIRCASE TO:

FIRST FLOOR LANDING, DOOR TO:

BEDROOM 1: 11-1- (3.39m) x 10-2- (3.11m) maximum, narrowing to: 9-5- (2.88m). Aspect to the east. Double glazed window overlooking Christchurch Road & farm fields beyond. Without loss of measurement to the room, wall to wall, floor to ceiling triple built-in wardrobe with hanging rail & shelving, (1 mirror fronted door), double radiator.

FROM THE LANDING, DOOR TO:

SHOWER ROOM/W.C.: 10-1- (3.08m) x 6-7- (2m) maximum, narrowing to: 4- (1.24m). Aspect to the west. Double glazed window which is designed to provide fire escape & provides panoramic view across the rear garden & paddocks beyond. Built-in shower cubicle with fitted Mira Advance electric shower. Close coupled low level w.c. with wooden seat. Pedestal wash basin with tiled splashback. Radiator. Full height built-in airing cupboard housing factory sealed hot water cylinder. Programmer & time clock for central heating. Immersion heater.

FROM THE FIRST FLOOR LANDING, DOOR & RETURN FLIGHT STAIRCASE TO:

SECOND FLOOR BEDROOM 2: 11-4- (3.47m) (maximum) x 14-5- (4.41m), ceiling height of 6.2m

(1.88m). The bedroom is set within the loft area. Dual aspect to the north & west. Velux double glazed sky light on the western elevation with panoramic view over the rear garden & paddocks beyond. Double radiator. Smoke detector. 2 built-in wardrobes. Hatch to loft area.

OUTSIDE:
The property is set within grounds totalling 0.268 of an acre. The front garden is on the eastern side of the property with a frontage to Christchurch Road of 51-6- (15.70m). The front driveway has a substantial brick paviour area with ample parking & turning for numerous vehicles. The front garden boundaries are clearly defined with post & rail fencing. Vehicular access is given to an original GARAGE: 10-4- (3.16m) x 5-9- (1.77m) part of which has been incorporated within the dining room. Vaulted ceiling. Existing up & over garage door. Light & power. Electricity meter & fuse box. Vehicular access is gained along the northern side of the property via double opening wrought iron gates. There is additional off road parking which in turn continues into the rear garden where there is a DETACHED CONCRETE SECTIONAL GARAGE: 20- (6.11m) x 10-7- (3.23m). Light & power. Personal door to rear garden. The gardens are a particular feature of the property, set on the western side of the property & have been lovingly tended by the present owners for many years. Immediately to the rear of the property there is an external oil boiler supplying domestic hot water & water for central heating radiators. The oil storage tank is sited nearby. The gardens incorporate a brick paviour patio, immediately adjacent to the garden room. The remainder of the garden has been laid to lawn with numerous well stocked shrub borders, plus a comprehensive vegetable garden & small orchard, all of which have been extremely well maintained. Within the confines of the garden there is a timber GARDEN CHALET: 9-8- (2.95m) x 7-8- (2.35m). Double opening doors. Light, power & a concrete base. To the side of the chalet there is a timber potting SHED: 8-3- (2.53m) x 6- (1.82m). There is also aluminium framed GREEHOUSE: 12- x 8-. The garden boundaries are clearly defined with close boarded wooden fencing, in addition to mature evergreen shrubs & hedges. There are also a variety of fruit trees. Septic tank drainage.

COUNCIL TAX BAND: C

EPC LINK: Awaiting.

Consumer Protection from Unfair Trading Regulations 2008.
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. "