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" OFFERS INVITED Seller looking for a QUICK SALE. Located on the main shopping parade in Royston a 2 bedroom semi detached house arranged over 3 floors with connected shop / studio unit. The property is well presented internally and the sitting room benefits from views over Royston and beyond. The current owners have utilised the attached commercial space as a tattoo studio for some 20 years. This area offers scope for redevelopment or extending (subject to the necessary consents) and ideal for someone working from home, where they need to meet clients separately from the house. Externally there is a gated driveway with single garage and parking for several vehicles and a good sized garden.

GROUND FLOOR STREET LEVEL

Entrance - 13' 6'' x 12' 9'' (4.11m x 3.88m)
A UPVC entrance door leads into the lobby, which has a further part glazed door opening to the Front Lounge

Front Living Room - 13' 6'' x 12' 9'' (4.11m x 3.88m)
This front facing reception room has a television point, coving to the ceiling, radiator and internal door to the shop unit.

Rear Sitting Room - 13' 4'' x 12' 5'' (4.06m x 3.78m)
A rear facing sitting room with large window to rear offering a great amount of natural light and far reaching views over Royston towards the church. Feature fire surround, television point and radiator.

Lower Ground Floor

Kitchen / Dining room - 13' 2'' x 12' 4'' (4.01m x 3.76m)
Refitted kitchen in beech style units with complimenting darker worktops comprising of a an inset stainless steel sink with mixer tap and cupboard under, further base and wall mounted units with tiled splash backs. There is an integrated Neff oven with four ring ceramic hob, plumbing for an automatic washing machine, space for a slim line dishwasher, ceramic tiled floor, rear facing window and UPVC rear access door.

Store Room
Good sized room used as a storage / computer room

FIRST FLOOR

Landing
Side facing window, radiator doors to

Bedroom One - 13' 6'' x 12' 9'' (4.11m x 3.88m)
A front facing bedroom with built in wardrobes, coving to the ceiling and radiator.

Bedroom Two - 9' 7'' x 7' 3'' (2.92m x 2.21m)
A rear facing bedroom with radiator and built in wardrobes.

Bathroom
White three piece suite comprising a panel bath, low flush WC and wash hand basin. There is also a built in linen cupboard.

COMMERCIAL UNIT / STUDIO - 14' 0'' x 14' 0'' (4.26m x 4.26m)
Most recently used as a Tattoo studio and operated as such for some 20 years, this flexible work space could offer the occupier of the house a variety of uses (subject to the necessary consents from the local authority). The room is subdivided currently but could be opened up to one room if required. The walls and ceiling are fully pine panelled there has an entrance door and shop window facing Midland Road, two rear facing UPVC windows, numerous ceiling lights, base cupboards and a fitted sink unit. There is also an access door that leads to the Front Living Room of the property.

Outside
The front of the property abuts the pavement, whilst vehicular access is provided from gates opening to a driveway with turning apron and single garage. There is a lawn and garden to the rear with security lighting, plus a brick outhouse adjoining the property that incorporates an outside WC and wash hand basin. A workshop/store can also be accessed from the rear, measuring 14ft 6in x 13ft 11in internally, which is positioned beneath the aforementioned shop unit and houses the wall mounted gas fired combination boiler.

Agent Note To Interested Parties
Declaration of interest under section 21 of the Estate Agent Act 1979. We hereby declare the vendor is a related to an employee of Lafford James Limited

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