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" A modern individual detached house extending to approximately 2345 sq ft in total, set in a private location close to village amenities.

* Excellent spacious accommodation * entrance hall * cloak with wc * 2 reception rooms * family kitchen * conservatory *5 generous bedrooms * 2 with ensuite shower rooms * family bathroom * block paved driveway to front * double garage * enclosed rear garden backing onto school grounds * no upward sales chain *

DIRECTIONS: From our office in Bath Road, Saltford take the turning opposite into Manor Road where 20b will be found on the right handside beyond the turning of Claverton Road. The property is approached by a gravel driveway with an electric gate and is only just visible from the Public Highway.

The Orchard is an individual modern detached house built by the present owners for their own occupation.

The property offers well planned family orientated accommodation with two generous reception rooms on the ground floor together with family kitchen and a feature uPVC double glazed Conservatory. The first floor provides five good sized bedrooms, two of which have ensuite facility in addition to a family bathroom.

The property enjoys a private location tucked away from passing traffic and backing onto the grounds of Saltford Primary School.

Saltford is a very popular village between the cities of Bristol and Bath and enjoys excellent schooling, a good range of village amenities and good transport links to both Bristol and Bath.

In fuller detail the accommodation comprises (all measurements are approximate):

GROUND FLOOR:

Canopied ENTRANCE PORCH: upvc double glazed ENTRANCE DOOR to:

HALLWAY: L shaped with staircase rising to first floor. Oak flooring. Gate entry phone. Alarm panel.

CLOAKROOM: White suite with chrome finished fittings comprising low level wc and pedestal wash hand basin. uPVC double obscure glazed window to side aspect. Ceiling mounted downlighters.

LIVING ROOM: 6.07m x 4.10m

(19' 11" x 13' 5") A well proportioned room with an attractive columned marble fireplace with Living Flame gas fire. Oak flooring. uPVC double glazed window overlooking rear garden. Glazed double doors to:

CONSERVATORY: 4.58m x 4.38m

(15' x 14' 4") This is a large uPVC double glazed conservatory with a glazed roof and opening top lights. uPVC double glazed French doors lead to the adjacent paved patio.The Conservatory has a tiled floor with under floor heating. Wall lights.

DINING ROOM: 4.14m x 4.10m

(13' 7" x 13' 5") oak flooring. uPVC double glazed window to rear aspect. Multi pane glazed double doors to living room.

FAMILY KITCHEN: 5.08m x 3.63m

(16' 8" x 11' 11") tiled floor. Ceiling mounted downlighters. uPVC double glazed window to front aspect and uPVC double glazed door to side. The kitchen is furnished with an excellent range of antique style oak fronted wall and floor units with rolled edge work surfaces and tiled surrounds. The units feature soft close drawers and under pelmet lighting. Inset sink unit with mixer tap. Glazed display cupboard. Space for Range cooker with canopied extractor above. Integrated dishwasher and washing machine. Space for American fridge/freezer.

FIRST FLOOR:

LANDING: Access to roof space. uPVC double glazed window to side aspect. Cupboard with Rotex boiler (capable of solar heating if required).

MASTER BEDROOM: 5.13m x 3.67m

(16' 10" x 12') (max) uPVC double glazed window to front aspect. Furnished with an excellent range of fitted bedroom furniture comprising wardrobes, top boxes bedside cabinet, drawer storage and half wardrobes (all included in measurements).

ENSUITE SHOWER ROOM: Tiled floor and fully tiled walls. Chromium finished heated towel rail. White suite with chrome finished fittings comprising corner shower cubicle with thermostatic shower, wash hand basin with vanity cupboard and wc with concealed cistern. Ceiling mounted downlighters. Extractor fan.

BEDROOM TWO: 4.11m x 2.60m

(13' 6" x 8' 6") widening to 3.57m

(11' 9") uPVC double glazed window to rear aspect. Sloping roof line.

ENSUITE SHOWER ROOM: White suite with chrome finished fittings comprising wc, pedestal wash hand basin and fully tiled shower. Tiled walls and floor. Ceiling mounted downlighters. Extractor fan.

BEDROOM THREE: 4.90m x 3.57m

(16' 1" x 11' 9") Laminate wood flooring. uPVC double glazed window to front aspect. Sloping roofline.

BEDROOM FOUR: 4.15m x 2.93m

(13' 7" x 9' 7") plus recesses with hanging rail. uPVC double glazed window to rear aspect. Sloping roof line.

BEDROOM FIVE: 3.0m x 2.98m

(9' 10" x 9' 9") uPVC double glazed window to rear aspect. Recess with hanging rail. Sloping roof line.

FAMILY BATHROOM: Attractively furnished with fully tiled walls and floor. uPVC double obscure glazed window to front aspect. The suite comprises a suite of double sized bath with mixer tap incorporating shower attachment, low level wc and pedestal wash hand basin. Ceiling mounted downlighters. Chrome finished heated towel rail. Extractor fan. Fully tiled shower cubicle with thermostatic shower head.

OUTSIDE

To the FRONT of the property the approach from Manor Road is via an electric gate to a shared driveway which leads to a private block paved driveway and parking and turning area to the front of the INTEGRAL DOUBLE GARAGE: 5.74m x 4.97m

(18' 10" x 16' 4") electric roller entrance door, power and light connected. Connecting door to hallway.

There is a side access with gate and water tap, while the enclosed REAR GARDEN is level, laid to lawn with landscapped borders, with timber fenced boundaries and extensive paved patio adjacent to the house and conservatory.

AGENTS COMMENTS: The property has the benefit of a security alarm system and underfloor heating throughout.

THE PROPERTY MISDESCRIPTIONS ACT 1991
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. "