Rooms

INTRODUCTION
The property is situated overlooking a pleasant communal green to the front with a dwarf wall surrounding a small low maintenance front garden. To the front of the property is a large living room with bespoke fitted shelving. A kitchen with large pantry cupboard opens into the dining room with french doors to the sunny rear garden. At the rear of the property is a single storey utility area and downstairs cloakroom. Upstairs are three bedrooms, two doubles and one single with a modern family bathroom with electric shower over the bath. The property benefits from UPVC double glazing throughout.

LOCATION
The idyllic and picturesque village of Godmanchester is situated adjacent to Huntingdon just over the River Ouse - easily within walking distance of the town centre, bus and train station. Within Godmanchester itself there are a number of impressive examples of architecture including the Parish Church, Island Hall and the Chinese Bridge as well as numerous local amenities including public houses, hairdressers, schools and shops as well as countryside walks. Located with catchment areas for St Anne's primary school, Godmanchester Community School and Hinchingbrooke Secondary School.

GROSS INTERNAL FLOOR AREA
The Gross Internal Floor Area is approximately 925 sq/ft / 85 sq/metres.

ENTRANCE HALL
Dimensions: 9' 7'' x 6' 1'' (2.92m x 1.85m). Door to front elevation. Wooden flooring. Radiator. Stairs to first floor. Under stair cupboard.

LIVING ROOM 3.23m x 3.78m (10ft 7in x 12ft 4in)
Window to front elevation. Radiator. Wooden flooring. Gas coal affect fire with granite hearth, wooden surround and fitted bookshelves and storage to either side.

KITCHEN 2.46m x 2.34m (8ft x 7ft 8in)
Fitted with a range of wall and base mounted cupboard units with granite effect worksurface and glass breakfast bar area. Window to side elevation. Inset four ring induction hob. Butler sink with mixer tap. Plumbing for dishwasher. Built in electric oven and grill. Large pantry cupboard with single glazed window to side elevation. Tiled flooring. Open into dining area;

DINING AREA 3.10m x 3.33m (10ft 2in x 10ft 11in)
French doors to rear elevation. Radiator. Tiled flooring.

UTILITY AREA 3.66m x 2.90m (12ft x 9ft 6in)
Window to rear elevation. Door to side elevation. Wooden flooring. Radiator. Wall mounted gas fired central heating boiler (fitted March 2022) Plumbing for washing machine and further appliance spaces.

CLOAKROOM 1.63m x 0.84m (5ft 4in x 2ft 9in)
Fitted with a two piece suite comprising low level WC and wash hand basin. Window to side elevation.

LANDING
Dimensions: 8' 10'' x 6' 3'' (2.69m x 1.90m). Window to side elevation. Loft access. Built in cupboard.

PRINCIPAL BEDROOM 3.33m x 3.15m (10ft 11in x 10ft 4in)
Window to front elevation. Radiator. Built in wardrobe.

BEDROOM TWO 2.64m x 3.78m (8ft 7in x 12ft 4in)
Window to rear elevation. Radiator. Built in wardrobe.

BEDROOM THREE 2.36m x 2.59m (7ft 8in x 8ft 5in)
Window to front elevation. Radiator. Built in cupboard

BATHROOM 1.63m x 1.88m (5ft 4in x 6ft 2in)
Fitted with a three piece suite comprising panelled bath with shower screen, tiled surrounds, electric shower and additional shower attachment over, low level WC and pedestal wash hand basin. UPVC window to side elevation. Heated towel rail. Extractor fan. Tiled flooring.

EXTERNAL
The property benefits from overlooking a communal green to the front elevation with a good size south westerly facing garden to the rear measuring approximately 25' 6'' x 26' 6'' (7.78m x 8.08m). The front garden is enclosed by a dwarf brick wall with gated access leading to the rear garden. The rear garden is predominantly laid to lawn with a decked seating area, flower borders and a large storage shed with further patio seating area taking advantage of the evening sun. There is no allocated parking with the property, however plenty of free of charge, on street parking is available along Pettit Road.

TENURE
The Tenure of the Property of Freehold,

COUNCIL TAX
The Council Tax Band for the Property is C.

AGENTS NOTES
These particulars whilst believed to be correct at time of publishing should be used as a guide only. The measurements taken are approximate and supplied as a general guidance to the dimensions, exact measurements should be taken before any furniture or fixtures are purchased. Please note that Oliver James Property Sales and Lettings has not tested the services or any of the appliances at the property and as such we recommend that any interested parties arrange their own survey prior to completing a purchase.

MONEY LAUNDERING REGULATIONS
In order to progress a sale, Oliver James will require proof of identity, address and finance. This can be provided by means of passport or photo driving licence along with a current utility bill or Inland Revenue correspondence. This is necessary for each party in joint purchases and is required by Oliver James to satisfy laws on Money Laundering.

Garden 7.77m x 8.08m (25ft 5in x 26ft 6in)
The property benefits from overlooking a communal green to the front elevation with a good size south westerly facing garden to the rear measuring approximately 25' 6'' x 26' 6'' (7.78m x 8.08m). The front garden is enclosed by a dwarf brick wall with gated access leading to the rear garden. The rear garden is predominantly laid to lawn with a decked seating area, flower borders and a large storage shed with further patio seating area taking advantage of the evening sun.