A detached four bedroom family home situated on the outskirts of Tiverton.

DESCRIPTION
Situated within the ever popular Broomhill area of Tiverton, 13 Patches Road is a four bedroom detached home with a large well-established walled garden. The property is located within walking distance of Tiverton town centre, yet enjoys a quiet setting within this residential area on the town edge, with extensive views of the surrounding countryside. The property accommodation comprises;

Front door into the Entrance Hall with stairs rising to the first floor. A door leads into the Boot Room with a further door leading into the Cloakroom with close coupled WC and wash hand basin. From the Hall, a door leads into the Dining Room with front aspect. Accessed from both the Dining Room and the Entrance Hall, the Sitting Room is located to the rear of the property with sliding patio doors to the rear garden, providing a light and bright space. Central fireplace with inset coal-effect fire with wooden mantle and surround. A door leads into the Kitchen/Breakfast Room with rear aspect that is fitted with a matching range of oak-fronted wall, base and drawer units with continuous granite work surface over incorporating sink unit. Integral fridge, integral fan oven and grill with gas hob and extractor hood over and space and plumbing for a dishwasher. The work surface continues to provide a breakfast bar, allowing for additional seating. From the Kitchen, a door provides access to the garage.

From the Entrance Hall, stairs rise to the first floor landing. Bedroom 2 is a large double bedroom with rear aspect and built-in storage. Bedroom 1 is a large master suite with rear aspect ad a range of built-in wardrobes. En-suite fitted with matching suite comprising bath with shower over, close coupled WC, wash hand basin and bidet. Bedroom 4 is a small double bedroom with front aspect and built-in storage. Family Bathroom with matching suite comprising bath with shower over, close coupled WC and wash hand basin. Airing cupboard housing the water cylinder and slatted shelving. Bedroom 3 is a double bedroom with front aspect and built-in storage, currently used as a Study.

OUTSIDE
The property is approached via Patches Road with a private forecourt with ample parking at the front of the property, and a large double garage with up and over door and the added benefit of power and light.

A side gate provides access to the rear walled garden, predominantly laid to lawn with well-established shrub borders. There is a secluded patio area, ideal for outdoor dining. There are also a wooden gazebo and a shed.

Further access to the garden can be obtained via the sliding patio doors from the Sitting Room.

SERVICES
All mains services are connected, including gas.

COUNCIL TAX
Band F - Mid Devon District Council, Phoenix House, Phoenix Lane, Tiverton, Devon EX16 6PP

SITUATION
Patches Road lies on the western edge of Tiverton, which is a popular town, straddling the River Exe and affording a comprehensive range of commercial, recreational and educational facilities, including the noted public school of Blundells for which the property falls within the 10% reduced fee catchment area. To the east lies the M5 (J27) and with mainline rail connections available adjacent to this junction at Tiverton Parkway. To the south lies Exeter, with the range of facilities befitting those of a county and regional centre. The property occupies an outstanding position within South West England, renowned for both the diversity of its countryside and for the many varied sporting and recreational activities available either within the immediate vicinity or further afield.

DIRECTIONS
Using the app ‘What3words’, please follow directions to; ‘spray.trial.speech’