LOCATION The property is situated off Newland Avenue which boasts an excellent range of amenities including shops, bars, bistros, restaurants, schools, public transport and also convenient for Hull University and Hull city centre itself. 

THE ACCOMMODATION COMPRISES  

GROUND FLOOR  

ENCLOSED PORCH With a uPVC double glazed entry door, side and overhead uPVC double glazed windows, tiled flooring. 

ENTRANCE HALL With a half obscured entry door with side windows, single central heating radiator, dado rail, cornice to the ceiling, staircase leading to the first floor with wrought-iron ballustrade and understairs storage cupboard, rose to the ceiling. 

CLOAKROOM With small wash hand basin, low level WC, downlighters. 

LOUNGE 15' 4" x 12' 0" (4.67m x 3.66m) Measured into bay and recess. With uPVC double glazed bay window which overlooks the front, feature fireplace with raised tiled hearth, cornice to the ceiling and rose, double central heating radiator, laminate flooring, shelving to recess, TV point and half glazed double doors and side windows lead to: 

DINING ROOM/2ND RECEPTION 15' 6" x 12' 4" (4.72m x 3.76m) With uPVC double glazed window which overlooks the rear, feature pine surround fireplace with living flame coal gas fire and hearth, laminate flooring, cornice and rose to the ceiling, shelving to recess, TV point, double central heating radiator. 

FITTED KITCHEN 16' 10" x 7' 4" (5.13m x 2.24m) With a twin stainless steel sink and drainer with mixer tap, fitted base and wall-mounted units with worktop surface areas, integrated four ring has hob and built-in double-oven, uPVC double glazed window which overlooks the rear, uPVC double glazed obscured window which overlooks the side, useful tall fitted storage cupboard, cupboard housing boiler serving central heating and hot water, tiled areas, half uPVC double glazed doors which leads to the rear, plumbing for automatic washing machine, feature skylight windows and downlighters, extractor/cooker hood, single central heating radiator, laminate flooring. 

FIRST FLOOR  

LANDING With access to the roof void area (via drop-down ladder and which has been boarded), obscured uPVC double glazed window which overlooks the side, dado rail and rose to the ceiling. 

MASTER BEDROOM 15' 8" x 8' 11" (4.78m x 2.72m) Measured into bay but excluding wardrobes. With uPVC double glazed bay window which overlooks the front, fitted wardrobes with mirrored sliding doors, cornice and rose to the ceiling, single central heating radiator. 

BEDROOM 2 12' 1" x 10' 11" (3.68m x 3.33m) With uPVC double glazed window which overlooks the rear, built-in and overhead cupboards, cornice and rose to the ceiling, single central heating radiator, delightful open aspect onto playing fields. 

BEDROOM 3 9' 9" x 7' 0" (2.97m x 2.13m) With uPVC double glazed window which overlooks the front, fitted wardrobe with overhead cupboard, single central heating radiator, cornice to the ceiling. 

BATHROOM 7' 11" x 7' 0" (2.41m x 2.13m) With panelled bath having separate shower over and screen, pedestal wash hand basin, low level WC, two uPVC obscured double glazed windows which overlook the side, wall-mounted heated chrome towel rail, tiled areas, cornice and rose to the ceiling. 

OUTSIDE To the front of the property there is a forecourt area with brick-walling and fencing to the perimeters with gate. There is a limited shared drive access which leads to a brick-built Detached Garage with two entry doors and pitched roof. To the rear there is a very pleasant, low-maintenance garden with lawned area, fencing and brick-walling on the perimeters, decking and path and the rear also has an open aspect onto playing fields. 

TENURE We believe the tenure of this property to be Freehold (to be confirmed by the vendor's solicitors). 

VIEWING TO VIEW, PLEASE CALL OUR NEWLAND AVENUE OFFICE ON[use Contact Agent Button]. 

ALL MEASUREMENTS ARE APPROXIMATE AND FOR GUIDANCE ONLY
The mention of any appliances and/or services within these particulars does not imply they are in full and efficient working order.
Whilst we endeavour to make our sales details accurate and reliable, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the information. Do so, particularly if travelling some distance to view the property.
Neil Kaye Estate Agents for themselves and the vendors or lessors of this property whose agents they are, given notice that these particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract.
NONE OF THE STATEMENTS CONTAINED IN THESE PARTICULARS AS TO THIS PROPERTY ARE TO BE RELIED UPON AS STATEMENTS OR REPRESENTATIONS OF FACT
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