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" A HANDSOME 5 BEDROOM DETACHED EDWARDIAN FAMILY RESIDENCE OCCUPYING A PROMINENT POSITION WITHIN THIS HIGHLY FAVOURED RESIDENTIAL AREA.

ENTRANCE HALL, SITTING ROOM, DINING ROOM, KITCHEN/BREAKFAST ROOM CONSERVATORY, UTILITY, MASTER BEDROOM with ENSUITE, 1st FLOOR FAMILY BATHROOM, SEPARATE WC, 4 FURTHER BEDROOMS, STUDY, 2nd FLOOR SHOWER ROOM/WC, CENTRAL HEATING, GARDENS TO FRONT AND REAR, DOUBLE GARAGE, PARKING.

DESCRIPTION

Number 22 is a truly impressive, imposing Edwardian family home boasting many delightful period features and offering generous well planned accommodation arranged over three floors. A fine reception hall greets guests as they arrive through a lead panelled decorative stained glass front door, with further doors leading to the bay fronted sitting room and dining room. A modern 'Intoto' kitchen fitted with granite work surface and incorporating a double oven AGA opens effortlessly into the family breakfast room. A substantial conservatory lies to the rear of the house and is accessed directly from the dining room and kitchen, drawing in views across the enclosed rear gardens. Five generous double bedrooms (including a bay fronted master bedroom with en-suite) can be found to the 1st and 2nd floors. The property also offers well stocked front and rear gardens, off road parking and a double garage. An early viewing is highly recommended.

SITUATION

Phillipps Avenue is in a sought after location that is situated approximately 20 minutes on foot from the town centre and the amenities that the town has to offer that include, a fine selection of shops, cafes and restaurants, doctors surgeries, sports and social clubs, primary and secondary schools. Exmouth boasts its own sandy beach and for keen walkers there is access to many miles of coastal paths starting at 'The Needle' at Orcombe Point. This denotes the start of the World Heritage Coastline and takes in breathtaking scenery along this rugged and striking coastline.

The Exe Estuary has been designated an area of outstanding natural beauty and provides further walks and a cycle path leading to Lympstone, along the very edge of the river. Of course there are many opportunities to enjoy a variety of water sports in addition to equestrian and golfing pursuits. Exmouth train station provides direct access to the Cathedral City of Exeter with important commuter links to our capital City of London and beyond.

Exmouth is a highly commutable seaside town within twenty minutes of the M5 motorway junction and is an ideal base for those seeking an enhanced quality of lifestyle from an area with so much to offer.

DIRECTIONS

Upon entering Exmouth on the main Exeter Road (A376) turn left at the first set of traffic lights into Hulham Road. Continue along Hulham Road taking the very first turning on the left-hand side into Phillipps Avenue. Number 22 can be found positioned towards the top of Phillipps Avenue on the left-hand side.

THE ACCOMMODATION WITH APPROXIMATE DIMENSIONS IS ARRANGED AS FOLLOWS:

Timber, single glazed door leads to the spacious entrance porchway with solid tiled floor. Wall-mounted courtesy light. Wall-mounted coat pegs. A handsome original lead panelled decorative stained glass front door from the porchway leads to:

ENTRANCE HALLWAY: 15'11 x 11'7 (4.85m x 3.53m). A truly impressive and spacious entrance hallway to the property with twin sash windows that overlook the front garden, with a wide turning staircase leading to first floor. Cast iron feature fireplace with decorative tiled inset sat on tiled hearth having timber mantel and surround. Radiator. Timber doors leading to sitting room and dining room. Coved ceiling. Telephone point. Deep set understairs storage cupboard housing the gas and electricity meters. Doors leading off to:

SITTING ROOM: 17'4 (max. into large bay) x 13'6 (5.28m x 4.11m). A bright and sunny bay fronted sitting room. Large bay window with lead panelled finish, looking over the front gardens. Coved ceiling. Ceiling rose. Picture rail. Cast iron gas 'Living Flame' effect feature fireplace with decorative tiled inset sat upon a tiled hearth having timber mantel and surround. TV point. Further door leading to:

DINING ROOM: 13'6 x 13'6 (4.11m x 4.11m). Twin sash windows overlooking the sun room and rear garden beyond. Timber glazed door leading to the sun room. Radiator. Coved ceiling. Ceiling rose. Picture rail. Cast iron steel feature fireplace with decorative tiled inset and hearth having timber mantel and surround.

KITCHEN/BREAKFAST ROOM: 16'2 x 18'10 (4.93m x 5.74m) (overall dimensions) - as follows: Fitted with an extensive range of modern 'Intoto' drawer and cupboard base units and fitted beneath solid granite work surfaces, the kitchen opens onto the good sized breakfast room and leads also to the delightful sun room.

KITCHEN: 16'2 x 6'8 (4.93m x 2.03m). Twin PVCu double glazed windows to the rear aspect and a velux window. Six eyeball lights. AGA. Soft closing kitchen unit drawers with matching eye level and base cabinets. Solid granite work surfaces that incorporate Two-bowl 'Belfast' sink having swan-neck mixer tap. Tiled floor. Space for tall free-standing fridge/freezer. Space for dishwasher. Door to sun room/conservatory.

BREAKFAST ROOM: 11'1 x 9'6 (3.38m x 2.9m). Twin sash windows with attractive frosted glazing to side aspects. Original cupboards to one side housing the boiler and factory lagged cylinder. Thermostat control. Pine slatted shelving for airing cupboard storage. Pump providing water pressure supply. Radiator. Space for large breakfast table. Coved ceiling. Dado rail.

Timber glazed door from the kitchen leads onto the sun room.

SUN ROOM/CONSERVATORY: 21'8 x 7'3 (6.6m x 2.21m). Triple poly carbonate roof with timber glazed windows that overlook the rear garden and a timber glazed door that steps out onto the garden. Further timber glazed windows to side aspect. Two radiators. Telephone point. Obscure glazed door leads off into a utility area.

UTILITY AREA: Triple polycarbonate roof. Space for tumble dryer. Space and plumbing for washing machine. Roll-edged work surfaces incorporates 'Belfast' sink. Range of drawers and cabinets beneath providing good storage. Tiled floor. Timber glazed windows to the front and side aspect.

Further door off the landing leads to:

FIRST FLOOR

LANDING: Stairs lead onto split level first floor landing. From the landing a PVCu double glazed window overlooks the rear garden and beyond. Radiator.

MASTER BEDROOM: 17'4 (max. into bay) x 13'6 (5.28m x 4.11m). Bay Window with lead panelled finish to front aspect and beyond. Coved ceiling. Picture rail. Radiator. A range of built-in wardrobes with full hanging rail and storage beneath and above. Side door for shoe rack. Timber door off of the master bedroom leads to the ensuite.

ENSUITE SHOWER ROOM/WC: Obscure glazed windows to front aspect. Close-coupled wc. Wash hand basin. Walk-in shower with wrap-around glazed doors in fully tiled surround with wall-mounted electric 'Mira Zest' shower. Radiator. Wall-mounted heated towel rail. Complementary tiling to dado height.

BEDROOM 2: 13'6 x 13'6 (4.11m x 4.11m). Twin sash windows to rear aspect over the rear garden and beyond. Coved ceiling. Picture rail. Corner wash hand basin. Radiator. Built-in original wardrobe to one side. Cast iron feature fireplace with tiled inset and hearth having timber mantel and surround.

BEDROOM 3: 12' (3.66m) (max) reducing to 10'11 x 14'9 (3.33m x 4.5m). Timber glazed windows overlooking the front aspect and timber glazed obscure windows above. Wash hand basin. Radiator. Coved ceiling. Picture rail.

FAMILY BATHROOM/WC: Attractive tiling to dado height and fully tiled shower surround. (currently no fitted shower). Panelled bath. Obscure glazed window to side aspect. Radiator. Pedestal wash hand basin. Close-coupled wc. Wall-mounted 'Dimplex' extractor fan.

SEPARATE WC: Matching tiling to dado height. Part-obscure sash window to rear aspect. Close-coupled wc. Radiator.

Further stairs rise to the second floor accommodation.

SECOND FLOOR

LANDING: PVCu double glazed windows overlooking the rear gardens to the town and beyond. Radiator. Doors lead off to:

BEDROOM 4: 12'10 (3.91m) (max. into alcoves with sloping ceiling) x 13'6 (4.11m) reducing to 10'7 (3.23m ). Original sash windows overlooking the side aspect. Built-in wardrobes to one side with hanging rail and storage shelves above. Door leading to eaves storage area. Radiator. Picture rail.

BEDROOM 5: 16'6 (5.03m) reducing with sloping ceiling x 9'5 (2.87m). Twin sash windows to side aspect. Another door leading to a further storage area. Radiator.

SHOWER ROOM/WC: Door leading to eaves storage area. Close-coupled wc. Wash hand basin. Wall-mounted heated towel rail. Wrap-around walk-in shower in fully tiled surround having 'Mira Zest' electric shower.

STUDY/BEDROOM 6: 13'6 (4.11m) reducing to 8'5 x 11'7 (2.57m x 3.53m) (with sloping ceilings). A versatile room that is currently used as study but also lending itself as snug or occasional guest room.

OUTSIDE:

FRONT GARDEN: Approached via a block-paved footpath and driveway that provides off road parking and leads in turn to the double garage. The front garden is well stocked with a variety of shrubs, trees and plants, being bordered by stone chippings and further shrubs and plants. Timber gates to both sides of the property lead to:

REAR GARDEN: The rear garden is well stocked with a large variety of mature shrubs, plants and fruit trees, including a mature fig tree and adjoining all boundaries with an area of level lawn that is bordered by high level brick wall on two sides affording a good degree of privacy. To one side of the garden is a brick built store with two separate areas making an ideal storage space for gardening equipment and a separate workshop (Power supplied). Timber door then leads into a GARDENER'S WC.

DOUBLE GARAGE: 20'8 x 15'3 (6.3m x 4.65m). Accessed via electronic metal up and over door. PVCu door. PVCu double glazed window to rear aspect. A Vaulted roof provides a significant amount of overhead storage. Shelving built into one side Power and lighting supplied.

COUNCIL TAX BAND: G





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. "