**sold subject to contract by Kelvin Francis**
*price range: £520,000 - £535,000* An extended modern style detached property in an enviable position backing onto Cardiff High School playing field with a westerly facing garden which catches the setting sun over the North Cardiff hills, located in a quiet cul-de-sac. Just a short walk from Roath Park Lake, bus links to the City Centre, Health Halt train station and within the school catchment for Lakeside Primary and Cardiff High School. Entrance hallway, cloakroom/WC, 20ft lounge with French doors opening onto the rear garden, dining room, kitchen breakfast room overlooking the rear garden and school playing fields, 4 double bedrooms and a beautifully appointed family bathroom with separate double shower. UPVC double glazed windows and doors, gas central heating, optional kitchen appliances. Low maintenance garden to the front with double width driveway and single garage, enclosed westerly facing garden to the rear overlooking school playing field. EPC Rating : D
Approached via a uPVC double glazed panelled front door, tile effect laminate flooring, under stairs storage cupboard, double radiator, easy rising staircase to first floor landing as well as window to the front, access to all of the ground floor accommodation.
Aspect to the side, close coupled WC, pedestal wash hand basin with tiled splash back, continuation of the laminate flooring, panelled radiator.
20'11" (6.38m) x 11'3" (3.43m) Dual aspect which overlooks the front garden and quiet cul-de-sac and French doors with full height side windows overlooking the beautiful rear garden and splendid views over school playing fields and north Cardiff hills. Feature fireplace with a stylish surround, coal effect gas fire with marble style hearth with matching back, panelled radiator, tv and two telephone points.
11'5" (3.48m) x 8'9" (2.67m) Aspect to the side, panelled radiator, door into the kitchen.
16'11" (5.16m) x 9'6" (2.9m) overall. Two windows overlooking the rear garden and onto the school playing fields with the north Cardiff hills in the distance, oak effect kitchen appointed along three sides comprising of eye level units and base units with drawers and round nosed worktops over, inset stylish circular sink with matching drainer and swan neck mixer tap with ceramic wall tile surrounds, slot for cooker with cooker hood above, plumbing and space for washing machine, plumbing and space for separate dishwasher, space for upright fridge freezer, quality ceramic floor tiling, ceiling spotlights, radiator, breakfast bar area with matching wall tiles, uPVC door giving access to the rear garden.
First Floor Landing
Aspect to the front, spindle balustrade, loft access with fold down loft ladder, partially boarded, radiator.
16'10" (5.13m) x 9'6" (2.9m) Window to the side with a further window having a superb aspect over the rear garden, school playing field and north Cardiff hills, double radiator, laminate flooring, airing cupboard housing the Worcester gas central heating boiler with shelving.
11'9" (3.58m) x 11'5" (3.48m) Overlooking the quiet cul-de-sac, laminate flooring, radiator.
13'6" (4.11m) x 8'10" (2.69m) Aspect to the side, laminate flooring, radiator, telephone point.
11'9" (3.58m) x 8'10" (2.69m) A fourth double bedroom with rear aspect overlooking the garden, school playing fields, north Cardiff hills and setting sun, laminate flooring and radiator.
A beautifully refurbished suite comprising of a panelled bath, contemporary oval shaped push button WC, stylish pedestal wash hand basin, separate double shower recess with glazed sliding doors, stylish rainfall shower with flexible shower head and thermostatic controls, beautiful floor and wall tiling with slate effect borders and stylish chrome edging, ceiling spotlights, heated chrome towel rail.
Enclosed with a dwarf boundary wall, low maintenance laid fully to stone chippings with perimeter path and gated access to rear garden from both sides, a large pillared and tile covered porch with courtesy coach light, a two car width drive leading to single garage.
Up and over door with power and lighting.
Westerly aspect with a raised patio overlooking the school playing filed, north Cardiff hills and setting sun with two steps down to a lawn, a retaining wall to a further patio and additional lawn area. Timber garden shed, further outbuilding attached to the rear of the garage, with lighting and power.
Viewers Material Information
1) Prospective viewers should view the Cardiff Adopted Local Development Plan 2006-2026 (ldp) and employ their own Professionals to make enquiries with Cardiff County Council Planning Department () before making any transactional decision.
2) Please note that if the property is currently within Cardiff High School catchment area, there is no guarantee that your child or children will be enrolled at Cardiff High School, if requests, for places become over subscribed. Any interested parties should make their own enquiries with Cardiff County Council Education Department before making a transactional decision.
Tenure: Freehold (Vendors Solicitor to confirm)
Council Tax Band: G (2018)