56 Three Arches Avenue Llanishen . CF14 0NW Guide Price £310,000-£320,000

• Ideally located and spacious 3 bedroom family sized home • Cardiff HS and Rhyd-y-Pennau PS catchment area • 2 excellent size reception rooms • Extended kitchen with utility area + ground floor w/c • 2 spacious double bedrooms + 1 sizeable single bedroom • First floor shower room adjacent to first floor w/c • Ample driveway parking and detached garage with electric door • Private and enclosed low maintenance rear garden + patio • Potential to extend/modernise if desired subject to permissions • OPEN DAY STRICTLY BY APPOINTMENT

Ref: PRA52441

Viewing Instructions: Strictly By Appointment Only General Description

*GUIDE PRICE £310,000 TO £320,000 - SPACIOUS AND MUCH LOVED 3 BED FAMILY SIZED HOME - CARDIFF HIGH CATCHMENT* Edwards and Co are delighted to offer for sale this ideally located and very well-maintained semi- detached home in , Cardiff. Potential to improve/extend if desired. MUST BE VIEWED.

Front Garden

Laid to patio, bordered by a low level brick wall and driveway. Steps to entrance porch.

Driveway and entrance

Driveway with space for a few cars,steps to front garden and entrance porch, side access to the kitchen, rear access to the garden, detached garage.

Entrance Porch

Painted white with quarry tiled floor, uPVC entrance door with obscured glazing leading into the entrance hallway.

Entrance Hallway

Textured ceiling with pendant light fitting, papered walls in neutral decoration, radiator, telephone point, carpeted stairs to the first floor, doors to all downstairs rooms and under-stairs WC.

Ground Floor w/c

Pitched ceiling, pendant light fitting, neutral decoration, uPVC window to the side aspect with obscured glazing, WC, wall mounted wash hand basin with chrome taps, laminate flooring, storage cupboard. Principal Reception Room (13' 2" Max x 12' 4" Max) or (4.01m Max x 3.76m Max)

Papered ceiling with pendant light fitting, papered walls, uPVC bay window to the front aspect, large radiator, living flame gas fire set into the chimney breast with marble effect hearth (not tested) carpets.

Rear Reception Room (12' 7" Max x 11' 2" Max) or (3.84m Max x 3.41m Max)

Textured ceiling with pendant light fitting, papered walls, French doors with side casement windows, large radiator, living flame gas fire set into the chimney breast with marble effect hearth (not tested) neutral carpets.

Kitchen and utility area (16' 1" x 6' 11") or (4.90m x 2.11m)

Textured ceiling with two fluorescent light fittings, neutral decoration, comprised of a range of wall base and drawer units with a roll top work surface, tiled splahbacks to two work surfaces, single bowl sink with chrome taps, space and plumbing for white goods, boiler, uPVC windows to the side and rear aspect, uPVC door to the driveway, linoleum flooring.

Landing

Textured ceiling with pendant light fitting, neutral decoration to the walls, uPVC window with obscured glazing to the side aspect,doors to all first floor rooms.

Bedroom 1 (12' 11" Max x 10' 11" Max) or (3.94m Max x 3.34m Max)

Textured ceiling, two pendant light fittings, neutral decoration to the walls, uPVC bay window to the front, radiator, neutral carpets, built in wardrobes & draws Bedroom 2 (12' 11" x 11' 3") or (3.94m x 3.43m)

Textured ceiling, two pendant light fittings, neutral decoration to the walls, uPVC window to the rear, two double built in wardrobes (1 housing the hot water tank) radiator, neutral carpets.

Bedroom 3 (9' 1" x 6' 11") or (2.76m x 2.12m)

Textured ceiling, pendant light fitting, loft access, neutral decoration to the walls, uPVC window to the front, radiator, carpets.

Shower Room (4' 10" x 6' 11") or (1.48m x 2.10m)

Comprised of a white double shower enclosure, electric shower, pedestal wash hand basin with chrome taps - fully tiled to the wet areas, remaining walls are papered, shaver socket, uPVC window with obscured glazing to the side aspect, carpet.

First Floor W/C (2' 4" x 4' 0") or (0.72m x 1.21m)

Pendant light fitting, part tiled and part papered, WC, uPVC window with obscured glazing to the side aspect, neutral carpet.

Rear Garden

Fully enclosed rear garden with mature privet hedging and brick boundary walls. Mainly laid to patio with small stone borders and an area of artificial grass. Gate to driveway and garage. Detached Garage

White up and over electric garage door, security light, power and light, sloped roof, uPVC window overlooking the garden.

Services

Mains electricity, mains water, mains gas, mains drainage. not tested

EPC Rating:68

Tenure

We are informed that the tenure is Freehold

Council Tax

Band F All measurements are approximate. The deeds have not been inspected. Please note that we have not tested the services of any of the equipment or appliances in this property. Proceeds Of Crime Act 2002: We are obliged to report any knowledge or suspicion of money laundering to NCIS (National Crime Intelligence Service) and should a report prove necessary we are precluded from conducting any further professional work without consent from NCIS. These particulars are issued in good faith by us from information supplied by the vendor, but the accuracy is not guaranteed, nor will we accept responsibility for any error therein, nor shall the particulars form part of any contract. These particulars are also issued on the understanding that any negotiations in respect of the purchase of this property shall be carried out through us. Your home is at risk if you do not keep up repayments on a mortgage or any other loan secured on it. An insurance contract may be required. Written quotation available upon request. Mortgages secured on property.