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" Enjoying breathtaking views across St Austell Bay from its elevated position within this much sought after residential area of St Austell and offered with no onward chain, is this delightful and well presented 3 bedroom semi detached family residence. Located within a quiet cul de sac position. The property offers spacious internal living space of lounge/diner, kitchen, cloakroom/WC, 3 bedrooms and family bathroom. Also benefiting from off road parking and detached garage within the enclosed rear garden. Although the property requires updating, offers great scope and potential. EPC - D

Boscoppa is in an area close to local junior and Secondary schools which are within walking distance of the property. Situated in convenient location for the local supermarkets, bakery and takeaways. The recently regenerated St Austell town centre is within 1 ? miles and offers a wide range of shopping, educational and recreational facilities. There is a mainline railway station and leisure centre together with further primary and secondary schools and supermarkets. A secondary education college is located on the outskirts of the town. The picturesque port of Charlestown and the award winning Eden Project are within a short drive. The town of Fowey is approximately 7 miles away and is well known for its restaurants and coastal walks. The Cathedral city of Truro is approximately 13 miles from the property. Directions: From St Austell town head up onto Menear Road and onto Brockstone Road and head up towards the distributor road taking the next right into Killyvarder Way. Follow the road along and through the development of Killyvarder taking the turning into Carrickowel Crescent. The rear of the property will appear on the left hand side. A board will be erected for convenience. Please note that the front of the property is accessed from the pedestrian pathway below. The owners are happy for either entrance to be used. The Accommodation Comprises: All measurements are approximate. From the pathway there is an area of open lawn to both sides leading to the front entrance porch with obscured double glazed door with side panel into: Entrance Porch: Carpeted flooring and a papered wall surround with wall mounted lighting unit. Door into: Cloakroom/WC: Comprising of a low level WC and hand basin with high level double glazed window with display sill. Obscure glazed panel door into: Lounge/Diner: 5.60m x 7.39m at maximum

(18'4' x 24'2' at maximum

(L Shape) Finished with a cream wall surround and coloured patterned carpeted flooring. Offering a great deal of natural light from a large double glazed window with pull back vertical blinds to the front where there are also sea glimpses and enjoying an outlook over the garden area. To the rear double glazed window with radiator beneath. Within the lounge there is a varnished stone effect fire surround with raised hearth incorporating a coal effect gas fire with further radiator to the side by the stair case. TV and telephone points and under stairs storage. Within the dining area there is obscured wood glazed panelled door into the kitchen. Display shelving and serving hatch. Kitchen: 3.33m x 2.51m at maximum

(10'11' x 8'2' at maximum Comprising of a range of white laminated fronted base units with chrome effect handles and a laminated patterned work surface incorporating stainless steel sink and drainer with double glazed window above with fitted blind. Space for further white good appliances and under unit space and plumbing for washing machine. To the side there is an obscure double glazed panelled door opening out onto the pathway giving access back to the front and into the garden at the rear. Carpeted staircase to the first floor landing where there are double wood louvred wood doors into airing cupboard and further wood panelled doors into bathroom and the three bedrooms. Bathroom: 2.49m x 1.67m at maximum over bath (8'2' x 5'5' at Comprising of a white suite of low level WC, hand basin, wood panelled bath with shower over. Finished with a fully patterned tiled wall surround. Obscured double glazed window opening to the rear. Bedroom: 3.00m x 3.89m at max into recess (9'10' x 12'9' at Finished with a bright painted wall surround with double glazed window to the rear and radiator. There is deep recess ideal for wardrobe space and there is also access into the loft. Bedroom: 3.09m x 3.95m at max into recess (10'1' x 12'11' a Enjoying fantastic St Austell Bay views from a double glazed window to the front with radiator beneath. Finished with a light painted wall surround and coloured carpeted flooring. Bedroom: 2.40m x 2.39m

(7'10' x 7'10') Finished with a bright painted all surround and enjoying a similar view to the front from a double glazed window with radiator beneath and finished with coloured carpeted flooring. Outside: To the front a sunny aspect with central pathway to the front door bordered by open lawns with pathway continuing to the side giving access to the rear. The low maintenance rear garden has two areas of manageable lawns with path leading to a paved patio area enjoying a great deal of sun into the evening. The rear garden is enclosed by wood fence panelling and a high back drop wall with gated access to the off road parking and garage. Garage: Up and over door with single glazed window to the rear and door to the side giving access back into the garden. Tax Band: Band B "