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" An immaculately presented detached family home located to the Northern fringes of Ipswich with easy access to the town centre and Christchurch Park. This 1930 s double bay fronted home which has been fully refurbished by the current owners includes a new central heating system and boiler installed in 2019, new consumer unit and electrical works, modern kitchen with integrated appliances, new driveway laid in 2020, re decoration and new gutters installed in 2021. The property is arranged over two floors comprising entry porch, entry reception hall, sitting room, open plan kitchen dining, G F cloakroom, first floor with four double bedrooms and family bathroom. There is gas central heating, double glazing except for porch doors , ample off road parking, detached garage and easterly facing established rear garden. Viewing is recommended to appreciate this beautiful family home.

ENCLOSED ENTRANCE PORCH Doors into storm porch with double glazed door into entrance reception hall.

ENTRANCE RECEPTION HALL 13 9 x 5 11 4.19m x 1.8m Moduleo oak herring bone design flooring, radiator with cover, cupboard under stairs, stairs to first floor, doors to sitting room, kitchen dining room, G F cloakroom.

SITTING ROOM 15 9 into bay x 13 1 4.8m x 3.99m Carpeted flooring, double glazed bay window to front aspect, radiator, original picture rail.

KITCHEN AREA 17 x 9 10 approx. 5.18m x 3m Moduleo oak herring bone design flooring, extensive range of eye level and base units with quartz work tops, integrated appliances includes dish washer, washing machine, full length fridge & freezer, 4 ring gas hob with extractor over, electric wall oven and dual microwave oven, inset sink with mixer tap, island with breakfast bar plus further base units for storage, double glazed window to side aspect, double glazed French doors with side panels to rear aspect leading to rear patio and garden, open plan to dining area.

DINING AREA 13 5 x 12 5 approx. 4.09m x 3.78m Modulo Oak herring bone design flooring, radiator, double glazed French doors with side panels out to rear patio and garden.

CLOAKROOM 8 x 2 10 approx. 2.44m x 0.86m Comprising low level WC, free standing circular hand basin with storage cupboard under, shelving above WC, double glazed window to side aspect, tiled flooring, radiator.

STAIRS Carpeted staircase and landing, double glazed window to side aspect, seating area on landing, linen cupboard part shelved, loft hatch leading to part boarded loft where gas boiler and hot water cylinder is located, boiler serviced regularly, doors to bedrooms and bathroom.

BEDROOM 1 16 4 into bay x 13 1 approx. 4.98m x 3.99m Carpeted flooring, double glazed bay window to front aspect, radiator, original picture rail.

BEDROOM 2 11 3 x 13 8 approx. 3.43m x 4.17m Carpeted flooring, double glazed window to rear aspect, radiator. original picture rail.

BEDROOM 3 8 6 x 9 10 approx. 2.59m x 3m Exposed floor boards, double glazed window to front aspect, radiator original picture rail.

BEDROOM 4 7 11 x 9 9 approx. 2.41m x 2.97m Exposed floor boards, double glazed window to rear aspect, radiator.

BATHROOM 8 9 x 6 3 approx. 2.67m x 1.91m Comprising low level WC, inset hand basin with cupboards under, free standing claw footed bath with mixer shower attachment, shower cubicle, under floor heating tiled floor, extractor fan, chrome heated towel rail.

GARAGE 18 11 x 9 1 approx. 5.77m x 2.77m Up & over roller door, power & lighting connected, window to rear aspect, pedestrian door to side aspect.

OUTSIDE Shingled driveway leading to detached garage, shingled off road parking to front, flower borders, gate from driveway leading to rear gardens with lovely patio area for entertaining, lawn area with flower and shrub borders, bottom of garden is separated by hedging, two established trees at the bottom of garden one to right hand side has a TPO on it, 2 timber garden sheds to remain, Easterly facing rear gardens approx 130ft in length, all enclosed by fencing.

IPSWICH BOROUGH COUNCIL Tax band E Approximately £2,882.60 PA 2025 2026 .

NEAREST SCHOOLS Dale Hall Community primary school
Ormiston Endeavour Academy
Ipswich Independent School

DIRECTIONS Leaving Ipswich town centre, head west on Crown St A1156 towards Fonnereau Rd, turn right onto Fonnereau Rd, turn right onto Henley Rd keeping Christchurch Park on your right, cross the traffic lights at the Henley Rd Valley Rd intersection, pass the Ipswich Sports Club on the right, the destination will be on the right.

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CONSUMER PROTECTION REGULATIONS 2008 Your Ipswich Ltd has not tested any electrical items, appliances, plumbing or heating systems and therefore cannot testify that they are operational. These particulars are set out as a general outline only for the guidance of potential purchasers or tenants and do not constitute an offer or contract. Photographs are not necessarily comprehensive or current and all descriptions, dimensions, references to condition necessary permissions for use and occupation and other details are given in good faith and believed to be correct but should not be relied upon as statements of, or representations of, fact. Intending purchasers or tenants must satisfy themselves by inspection or otherwise as to the correctness of each of them. We have taken steps to comply with Consumer Protection Regulations 2008, which require both the seller and their agent to disclose anything, within their knowledge, that would affect the buying decision of the average consumer. If there are any aspects of this property that you wish to clarify before arranging an appointment to view or considering an offer to purchase, please contact us and we will make every effort to be of assistance.

Your Ipswich Ltd, as part of their service to both vendor and purchaser, offer assistance to arrange mortgage and insurance policies, legal services, energy performance certificates, and the valuation and sale of any property relating to any purchaser connected to this transaction. Your Ipswich Ltd confirms they will not prefer one purchaser above another solely because he she has agreed to accept the offer of any other service from Your Ipswich Ltd. Referral commission where received is in the range of £60 to £200. "