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• A well appointed and spacious semi-detached family home
• Three / four bedroom accommodation
• L-shaped living / dining room with views
• Fitted breakfast kitchen
• Bathroom and cloakroom
• Rear conservatory and private garden
• Ample off road parking and integral garage
• Extremely sought after location close to town

SITUATION
The property is located in a popular area on the edge of Launceston and benefits from easy travel to the town centre and other amenities which Launceston enjoys. The historic town of Launceston centred around and below its medieval Norman castle and grounds offers a wide range of commercial, social and educational facilities including three primary schools, Launceston College, leisure centre and 18 hole golf course. The A30 dual carriageway is located only a few minutes travel and links Cornwall to the M5 motorway at Exeter alongside intercity rail links and international airport which the Cathedral city of Exeter provides. Approximately 35 minutes to the north is the north Cornwall coastline town of Bude which is linked via bus route through Launceston to the city of Plymouth 35 minutes to the south. The city of Plymouth offers a wide range of social and commercial amenities including intercity rail links, international airport and ferry port links to both France and Spain.

DESCRIPTION
Located in one of the more desirable parts of Launceston and within close proximity of the town centre, this semi-detached family home offers deceptively spacious split level accommodation.   There are three comfortable bedrooms plus a study / fourth bedroom.  On the ground floor the living accommodation comprises a southerly facing L-shaped living / dining room.   To the rear there is a fitted breakfast kitchen and a conservatory which leads out onto pleasant gardens.  There is off road parking for numerous vehicles along with an integral garage.  The property also benefits uPVC double glazing and night storage heating.   Also there are lovely views to be enjoyed towards the town over the neighbouring rooftops.  

THE PARTICULARS
All measurements are approximate.  There are numerous power points and telephone points (including broadband) throughout the property although not individually listed.  None of the fittings or appliances have been tested by ourselves.
 
ACCOMMODATION

uPVC double glazed door with matching side screen leads to the reception porch with further door leading to the reception hallway.

RECEPTION HALLWAY
Laminate flooring and stairs rising to first floor accommodation.  Cloak storage cupboard.

LIVING / DINING ROOM 18’ max. x 16’ 7” max. (5.49m max. x 5.06m max.)
Southerly facing window offering impressive far reaching views over neighbouring rooftops.  Laminate flooring.  Television aerial point and Sky TV connection. 

FIRST FLOOR LANDING

CLOAKROOM
With pedestal wash hand basin having tiled splash back, low level W.C.

BREAKFAST KITCHEN 14’ 6” x 9’ 6” (4.42m x 2.90m)
Partially glazed door giving access to the rear garden.  The kitchen suite comprises a range of matching base, wall and drawer units complemented by rolled edge working surfaces with inset acrylic single drainer sink unit, mixer tap and salad rinser.  Complementary tiled surrounds and fitted extractor canopy.   There is space for a breakfast table and various appliance spaces with an electric cooker point, plumbing for washing machine and dishwasher.  Space for fridge/ freezer. 

BEDROOM THREE 13’ 11” x 9’ 11” (4.24m x 3.03m)
Door giving access to conservatory.

CONSERVATORY 12’ 8” max. x 8’ 5” (3.86m x 2.57m)
Ceramic tiled flooring and French style double glazed doors giving access to the rear garden.

SECOND FLOOR ACCOMMODATION

LANDING AREA
With doors to the following rooms.

BEDROOM ONE 13’ 3” into wardrobe depth x 11’ 8” (4.04m x 3.56m)
Southerly facing window offering pleasant far reaching views over neighbouring rooftops, laminate flooring and fitted bedroom furniture comprising two double wardrobe units, overhead storage cabinets and vanity desk. 

BEDROOM TWO 11’ 3” x 9’ 5” plus door area (3.43m x 2.87m)
Front facing window.

STUDY / BEDROOM FOUR 10’ x 5’ 11” (3.05m x 1.80m)
High level window giving natural light from the main bedroom.

BATHROOM 8’ x 5’ 11” (2.44m x 1.80m)
Sliding doors giving access to large airing cupboard with access to hot water cylinder.  Partially tiled walls and heated electric towel rail. The coloured suite comprises panelled bath with electric shower and glazed shower screen, pedestal wash hand basin and low level W.C.
 
OUTSIDE
To the front of the property there is tarmacadam driveway and further paved area providing ample off road parking for several vehicles.

GARAGE 16’ 6” x 7’ 11” (5.03m x 2.42m)
With up and over door, light and power, water taps. 

A pathway to the side of the property gives access to the main entrance with steps rising up to the enclosed rear garden.  The rear garden is arranged over two levels with a paved patio area and slightly raised lawned garden with retaining dwarf wall, gentle steps and display beds.   From here one can view Launceston Castle in the distance over neighbouring rooftops.    Additionally there is a useful integral store with light accessed via the side pathway. 

SERVICES
Mains electricity, water and drainage.  No gas.
 
TENURE
Freehold.

COUNCIL TAX BAND
C.

DIRECTIONS
From the Castle gates proceed along Western Road towards Pennygillam.  Pass East Cornwall Garage on the right and take the next right turn down Chapel hill.  At the bottom of the hill turn left into Meadowside and proceed along this road bearing right and up the hill.  Take the right turn into Highfield Park Road, proceed along this road for a short distance where the property can be found on the left hand side identified by our for sale sign.