| This 2 bedroom garden fronted, bay fronted, middle terrace property offers excellent living accommodation which comprises briefly of; entrance hall, dining room, sitting room, kitchen, 2 double bedrooms & modern bathroom w.c. with shower. Outside there is an enclosed yard to the rear & a small garden fore court. The property benefits from the installation of gas central heating & double glazed windows & is situated in a convenient & popular residential area with easy access to well regarded local schools & amenities, as well as Royton centre & the North-West motorway network. An internal inspection is recommended.
ACCOMMODATIONENTRANCEStorm porch with double glazed front door opening into the entrance hall with laminate floor covering, radiator, picture rail, coving & stair case leading to the first floor.
DINING ROOM (FRONT) 4.57m(15'0'') x 3.07m(10'1'')With living flame gas fire set in feature surround, radiator, picture rail, coving, double glazed bay window to the front with lovely open views.
SITTING ROOM/LOUNGE (REAR) 3.99m(13'1'') x 4.22m(13'10'')With radiator, under stairs storage area, picture rail, ceiling rose & double glazed window to the rear.
KITCHEN (REAR) 3.20m(10'6'') x 2.08m(6'10'')With a range of built-in kitchen units with work surfaces, sink unit with mixer taps, plumb for automatic washer machine, splash back tiling, tiled floor, radiator, integral extractor hood, double glazed window to the side, door to the side.
1ST FLOORLANDINGWith entrance to loft.
BEDROOM 1 (FRONT) 3.81m(12'6'') x 4.24m(13'11'')With radiator, picture rail, double glazed window to the front with open views.
BEDROOM 2 (REAR)4.93m(16'2'') x 2.51m(8'3'')A spacious double bedroom with radiator & double glazed window to the rear.
BATHROOM W.C. With modern 3 piece suite in white comprising of panelled bath, pedestal wash hand basin & w.c. suite, antique style chrome taps & fittings, wall mounted shower, storage shelving, splash back tiling, tiled floor, sunken spot lighting, radiator & double glazed window to the rear.
OUTSIDETo the rear there is an enclosed garden area with flowers borders, decked patio area with boundary walls & fencing, whilst to the front there is a small garden fore court with low boundary walls.
TENURETo be confirmed by solicitor.
FLOOR PLAN - GROUND FLOORThis floor plan is intended for descriptive purposes only, and does not constitute any part of an offer or contract. Room sizes quoted are approximate and should not be used for the purchase of fitments i.e. carpets etc. Any intending purchaser must satisfy themselves by inspection or otherwise. Please note floor plans are for identifcation purposes only. Accuracy is not guaranteed. They are not to exact scale and should not be relied upon for any purpose.
FLOOR PLAN - FIRST FLOOR
VIEWING ARRANGEMENTSBy appointment only with our Royton office.
Energy Efficiency and Environmental Impact  IMPORTANT NOTICE - No checks have been made of any services (water, electricity, gas and drainage), heating appliances or any other electrical or mechanical equipment in the property.
(1)The particulars are set out as a general outline only for the guidance of the intending purchasers and do not constitute, not constitute part of, an offer or contract.(2) All descriptions, dimensions, references to conditions and necessary permissions for use and occupation and other details are given in good faith and are believed to be correct but any intending purchaser should not rely on them as statement or representations of fact but must satisfy themselves by inspection or otherwise as to the correction of each of them.(3) The property is offered subject to contract and still being available at the time of enquiry and no responsibility can be accepted for any loss or expenses incurred in viewing.
Although these particulars are thought to be materially correct their accuracy cannot be guaranteed and they do not form part of any contract.
| 
