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"As Agents we are delighted to present this wonderful example of Edwardian architecture dating back to 1901, crafted to perfection blending timeless elegance with a changed visionary. Sympathetically updated by the present owner to create a wonderful home of character boasting three individual Reception Rooms, two Bathrooms and four five Bedrooms. No.21 is both eye catching and simply stunning on all levels according the Agents and offers spacious accommodation retaining many original features. Including a magnificent Hallway and staircase with an Encaustic tiled floor, an elegant bay windowed Sitting Room and Snug with French doors each with ornate fireplaces. There is an excellent Dining Room, an upgraded Shower Room, a traditional Kitchen and a valuable Utility Room. Upstairs a split level Landing serves a lovely Bathroom and four good sized Bedrooms the main front Bedroom with its own entrance providing Study Nursery fifth Bedroom . Meanwhile, outside is a charming west facing courtyard rear garden ideal for entertaining. The property can be found lying just off Abbey Road within walking distance of the town centre and Peoples Park. A unique opportunity which must be viewed to appreciate its full potential. EPC Rating D.

A uPVC double glazed door leads into the Entrance vestibule with the original tiled floor.

RECEPTION HALL
A beautiful and inviting hallway featuring the original Encaustic tiled floor where the Balustrade and Spindle staircase rises gracefully to a first floor part galleried Landing. It has Lincrusta panelling to the walls, a complimentary Dado rail and a radiator.

SITTING ROOM 4.29m 14 1" into bay x 3.89m 12 9"
A charming room featuring a stunning ornate polished fireplace with matching mirrored over mantle. It has a tile inlay and fitted gas fire flanked by a built in cupboard housing the gas meter. Featuring a deep ceiling cornice with picture rails, a radiator and a lovely Architect designed uPVC Bay front window.

SNUG 4.29m 14 1" x 3.43m 11 3"
A relaxing room with French doors opening onto the west facing rear garden. Beautifully decorated with bespoke built in shelves and a replica cast iron beautiful mahogany polished fireplace with cast iron tiled inlay to an open fire. It has a polished tiled floor and a radiator.

DINING ROOM 3.43m 11 3" x 3.35m 11 0"
A generous Dining Room positioned in the centre of this wonderful home ideal for entertaining. It has a recess fireplace, uPVC double glazed side window and a ceramic tile floor flowing through into the rear section of the house.

SHOWER ROOM
A refurbished shower room with a modern chrome and glass slipper screen, thermostatic shower, high flush W.C and wash basin.

KITCHEN 3.53m 11 7" x 3.35m 11 0"
Fitted with a range of traditional cabinets with a feature wall mounted glass display cabinet with open shelving. It has complimentary solid wood worktops incorporating a 1.5 bowl sink with mixer taps and tile splashback. It has underlighting to the units, space for a single cooker with a overhead extractor fan and light and a breakfast bar. There is space for freestanding appliances, a radiator and a uPVC double glazed side window. a Further part glazed door leads into the Utility Room.

UTILITY ROOM 2.97m 9 9" x 1.73m 5 8"
A good sized Utility Room with a valuable extra sink, worktops and plumbing for an automatic washing machine. It has tiled wall surround with a central heating boiler, radiator and single French double glazed door giving views and access onto the rear garden.

FIRST FLOOR LEVEL
With a lovely spelled Balustrade, complimentary Dado rail and useful built in storage cupboard. A door from the Landing provides access to the principle Bedroom and Study Nursery.

BEDROOM ONE 3.66m 12 0" x 3.30m 10 10"
A lovely Bedroom facing the front with a uPVC bay window, cast iron tiled fireplace, ceiling cornice and picture rail and radiator.

STUDY NURSERY 2.67m 8 9" x 1.83m 6 0"
A purpose built Study with bespoke work top and built in storage above. It has a radiator and a uPVC double glazed front window.

BEDROOM TWO 3.66m 12 0" x 3.43m 11 3"
An excellent double bedroom with an accent adorned wall, radiator and a uPVC double glazed rear window. There is access to the loft space with a pull down ladder providing power and light.

BEDROOM THREE 3.35m 11 0" x 3.53m 11 7"
Another double bedroom with built in vanity sink unit, radiator and a uPVC double glazed rear window.

BEDROOM FOUR 2.39m 7 10" x 2.16m 7 1" ext to 9 2"
With built in wardrobes along one wall with sliding mirrored doors, a radiator and a single sash glazed window.

FAMILY BATHROOM 2.36m 7 9" x 1.93m 6 4"
A lovely bright and vibrant bathroom partly tiled featuring a white suite with pedestal wash basin, panelled bath with electric shower and folding screen. It has a radiator and a uPVC double glazed side window.

OUTSIDE
The front garden has a small paved area with a raised planter border set behind a brick and coping stone wall boundary. In the Agents opinion the rear garden forms one of the main attractions with its west facing aspect forming a lovely block paved courtyard with gravelled borders. This super enclosed garden is ideal for entertaining and has additional storage to the side of the house.

GENERAL INFORMATION
Mains, gas, water, electricity and drainage are connected and broadband speeds and availability can be accessed via the Ofcoms checker website. Central heating comprises radiators as detailed above connected to the Logic Plus Combi 30 boiler situated in the Utility Room. The property has the benefit of uPVC framed double glazing with the exception of Bedroom four. IT falls within the jurisdiction of the North East Lincolnshire council and is in Council Tax Band B. The tenure is Freehold subject to Solicitors verification.

VIEWING
Viewing is strictly via appointment through the Agents on Grimsby 311000. A video walkthrough tour with commentary can be seen on Rightmove and the Martin Maslin website.

LOCATION AND AMENITIES
Manor Avenue is situated close to the town centre lying just off Abbey Road. Regular buses serve the area and the town is within short walking distance.

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