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" A superbly proportioned semi detached family home in a sought after location. The extended accommodation briefly comprises entrance hall, living room, dining room with access to the gardens, fitted breakfast kitchen leading to the rear gardens, three excellent double bedrooms plus fourth single room all serviced by the modern family bathroom/WC. Off road parking within the driveway and superb South Westerly facing lawned gardens and patio to the rear. Viewing is essential to appreciate the accommodation on offer.

DESCRIPTION Sylvan Avenue forms part of an ever popular locality mainly with houses of similar age and varying designs many of which have been extended and refurbished in recent years. The property also lies within the catchment area of highly regarded primary and secondary schools. There are local shops in Timperley village and also on Park Road and Timperley metro link station provides a commuter service into Manchester and is within easy walking distance.

The accommodation is well presented and superbly proportioned throughout and features a large welcoming entrance hall which in turn leads onto the front living room. The living room opens onto a separate dining room with double glazed doors leading onto the South Westerly facing rear patio seating area with lawned gardens beyond. There is an excellent breakfast kitchen with access to the rear gardens.

To the first floor the property offers three double bedrooms plus a fourth single room, all serviced by the modern family bathroom/WC.

To the front of the property the block paved driveway provides off road parking and gated access continues to the side. To the rear and accessed via the dining room and breakfast kitchen there is a patio seating area excellent lawned gardens beyond. The rear garden benefits from a high degree of privacy and a South Westerly aspect to enjoy the sun for the majority of the day.

PVCu double glazing throughout and gas central heating. A superb family home in an excellent location and viewing is essential. Total Floor Area: Approx 1011 sq ft (94sq m). ACCOMMODATION: GROUND FLOOR CANOPY PORCH ENTRANCE HALL With glass panelled front door. Opaque double glazed window to the side. Picture rail. Radiator. Stairs to first floor. Understairs storage cupboard housing the Worcester combination as central heating boiler. LIVING ROOM 14'0' x 10'9' (4.27m x 3.28m) With a focal point of a living flame gas fire with marble effect insert and hearth. Double glazed bay window to the front. Radiator. Picture rail. Television point. Opening to; DINING ROOM 14'2' x 10'9' (4.32m x 3.28m) With double glazed doors to the rear patio seating area with lawned gardens beyond. Picture rail. Radiator. BREAKFAST KITCHEN 16'1' x 10'3' (4.90m x 3.12m) With a comprehensive range of wall and base units with contrasting work surfaces over incorporating a 1? bowl sink unit with drainer and also a breakfast bar. Integrated oven/grill plus four ring gas hob with extractor hood above, Space for fridge/freezer. Plumbing for washing machine. Laminate wood flooring. Double glazed window to the rear. Television point. Radiator. Door providing access to the rear gardens. FIRST FLOOR LANDING Opaque double glazed window to the rear. BEDROOM ONE 14'0' x 10'9' (4.27m x 3.28m) Double glazed bay window to the front, Fitted wardrobes with overhead cupboards and matching bedside cabinets. Television aerial point. Telephone point. Radiator. BEDROOM TWO 11'8' x 10'0' (3.56m x 3.05m) With fitted wardrobes and desk with adjacent drawers. Double glazed window overlooking the rear gardens. Television aerial point. Radiator. BEDROOM THREE 10'3' x 8'0' (3.12m x 2.44m) With double glazed window overlooking the rear gardens. Radiator. Television aerial point. BEDROOM FOUR 7'0' x 5'6' (2.13m x 1.68m) Double glazed window to the front. Radiator. BATHROOM 7'10' x 7'1' (2.39m x 2.16m) With a modern white suite with chrome fittings comprising panelled bath with mains shower over, pedestal wash hand basin and low-level WC. Chrome heated towel rail. Tiled walls and floor. Extractor fan. Opaque double glazed windows to the front and side. OUTSIDE To the front of the property the block paved driveway provides off road parking and gated access leads to the side.

To the rear and accessed via the dining room and the breakfast kitchen there is a patio seating area with delightful lawned gardens beyond. The rear gardens benefit from a South Westerly aspect and enjoy a high degree of privacy.

Detached store / workshop measuring 14' x 6' with light and power and opaque double glazed windows to the side and rear. SERVICES All main services are connected. POSSESSION Vacant possession upon completion. COUNCIL TAX Trafford Borough Council Band 'C' TENURE We are informed the property is held on a Freehold basis. Full details will be provided by our clients Solicitor. NOTE No appliances, fixtures and fittings have been inspected and purchasers are recommended to obtain their own independent advice. "