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A well positioned detached house occupying a convenient no through road setting with three double bedrooms, spacious conservatory to the rear and garage with off road parking. The property has updated electric heating throughout and Upvc double glazing. An early viewing is advised to fully appreciate this spacious, versatile and enclosed plot. EPC - E

Location - Boscoppa is in an area close to local junior and Secondary schools which are within walking distance of the property. Situated in convenient location for the local supermarkets, bakery and takeaways. St Austell town centre is within 1 mile and offers a wide range of shopping, educational and recreational facilities. There is a mainline railway station and leisure centre together with further primary and secondary schools and supermarkets. A secondary education college is located on the outskirts of the town. The picturesque port of Charlestown and the award winning Eden Project are within a short drive. The town of Fowey is approximately 7 miles away and is well known for its restaurants and coastal walks. The Cathedral city of Truro is approximately 13 miles from the property.

Directions - From St Austell head out towards Sandy Hill, taking the next turning left at the bottom by the park onto Menear Road. Head up to the top, bear to the left. At the small roundabout keep going up taking the right turning in to Killyvarder Way. Follow the road down and around to the end, Just before the turning into Gerrans Close on the left hand side of the road, the property is situated at the end of the previous left hand turn onto a no-through road located on the right hand side of the road.

Accommodation - All measurements are approximate, show maximum room dimensions and do not allow for clearance due to limited headroom.

Updated front door with multi obscure double glazed inset panels allows external access into entrance hall.

Entrance Hall - 1.25 x 1.07 (4'1" x 3'6") - Doors through to lounge/diner, ground floor WC. Wood effect laminate flooring. Textured walls. Textured ceiling. BT Telephone point.

W.C. - 2.30 x 1.17 (7'6" x 3'10") - A spacious ground floor WC with Upvc double glazed window to front elevation with obscure glazing. Matching two piece white WC suite comprising low level flush WC and pedestal hand wash basin. Continuation of the wood effect laminate flooring. Textured ceiling.

Lounge/Diner - 7.16 x 3.80 - maximum (23'5" x 12'5" - maximum) - A fabulous twin aspect and spacious room with Upvc double glazed window to front elevation with full length glazed panel inset and opening windows above. Upvc double glazed sliding doors to rear elevation allowing access to the spacious conservatory located to the rear of the property. Carpeted floors to the first floor. Opening through to kitchen. Space for dining table and sofa and chairs. Door provides access to the understairs storage void offering a great deal of storage facilities. Wood effect laminate flooring. Textured ceiling. Textured walls. Wall mounted electric remote control fire. Television aerial point. Wall mounted thermostatically controlled electric radiator.

Kitchen - 2.80 x 2.57 (9'2" x 8'5") - Upvc double glazed window to rear elevation overlooking the spacious conservatory to the rear of the property, with enclosed established garden beyond. Matching wall and base kitchen units, roll top worksurfaces, stainless steel sink with matching draining board and central mixer tap. Space for washing machine, fridge. The current owners use the space above the fridge with a chest freezer set on top. Tiled walls to water sensitive areas. Fitted four ring electric hob with electric oven below, fitted extractor hood above. Textured ceiling. Tile effect vinyl flooring.

Conservatory - 5.97 x 2.81 maximum (19'7" x 9'2" maximum) - A splendid addition to the property with Upvc double glazed windows to the right, left and rear elevations with patio Upvc double glazed doors providing access to the established and enclosed rear garden. Wood effect laminate flooring. Polycarbonate roof.

First Floor Landing - 3.79 x 3.50 - maximum (12'5" x 11'5" - maximum ) - Carpeted stairs provide access to the landing with a wall mounted thermostatically controlled electric heater located in the turn on the stairs. Upon reaching the top of the landing there are doors off to double bedrooms one, two , three and family bathroom. An additional door provides access to the airing cupboard housing the hot water tank with storage options. Textured ceiling. Loft access hatch.

Family Bathroom - 2.94 x 2.49 (9'7" x 8'2") - Upvc double glazed window to front elevation with obscure glazing. Matching three piece cream bathroom suite comprising low level flush WC with marble effect toilet seat, panel enclosed corner bath with inset bath seat and wall mounted electric shower over, pedestal hand wash basin set on roll top worksurface with drawer storage offering additional storage options below. Tiled walls to water sensitive areas. Tile effect vinyl flooring. Textured ceiling.

Bedroom Two - 2.74 x 3.47 - maximum (8'11" x 11'4" - maximum) - Upvc double glazed window to front elevation providing a great deal of natural light. Carpeted flooring. Textured ceiling. Bespoke wooden shelf to the side of the room as you enter creates a fabulous display area or could double as a vanity station. Twin louvre doors open to provide access to a generous in-built wardrobe offering a great deal of shelved and hanging storage options. Carpeted flooring. Textured ceiling.

Bedroom One - 3.46 x 3.40 (11'4" x 11'1") - Upvc double glazed window to rear elevation overlooking enclosed rear garden with the sea located in the distance to the left hand side. Wood effect laminate flooring. Textured ceiling. Twin louvre doors open to provide access to another generous in-built shelved and hanging storage options. Roll top worksurface to the left hand side as you enter the room, again with louvre doors below and drawer storage to the left and right hand side offering storage options. Television aerial point.

Bedroom Three - 3.05 x 2.94 (10'0" x 9'7") - Upvc double glazed window to rear elevation overlooking the spacious and enclosed rear garden. Carpeted flooring. Textured ceiling. Television aerial point. A generous third double bedroom.

Outside -

Located towards the end of the no through road, the property is located on the right hand side. To the left hand side of the plot is a tarmac drive with off road parking with further slate chipped area to the right hand side, this would house two cars off road. This also provides access to the integral garage.

Integral Garage - 5.90 x 2.54 (19'4" x 8'3") - Metal up and over door, light and power. The mains fuse box is located within and there is an outdoor tap in the garage. Agents Note: We are lead to believe the garage had a new roof in 2021.

To the right hand side of the drive is a large expanse of lawn with two established Cornish Palms, we understand that the grass to the side of the property belongs to Number 95 and is included within the sale.

A hardstanding walkway flows across the front of the property providing access to the front door, with another path leading down from the side elevation. This hardstanding area flows around the side of the house and provides access to secure lockable gate clearly numbered 95.

As previously mentioned either accessed via the wooden gate to the front or via the spacious conservatory located to the rear of the property is the enclosed rear garden. Well enclosed with wood fencing to the rear, right, left hand elevations and providing a good degree of privacy. To the right hand side there are two gravelled areas and an elevated patio complete with metal external storage shed.

Steps lead down off the patio to provide access to a sunken area of lawn, well established with evergreen planting and shrubbery. A truly delightful garden that catches a great deal of sun.

Council Tax Band - C -