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" Number 8, Giffard Way is an Extremely Well Presented Semi Detached House situated in Popular Leckhampton. The property has undergone major renovation in recent years to include contemporary style kitchen, luxury four piece bathroom suite, electrical wiring, heating and double glazing upgrades. The location is popular for a range of local amenities, excellent school catchment (including Leckhampton Junior School), good access to major roads, proximity to regular buses/ routes, only around two miles to Cheltenham Town Centre and Cheltenham Station and, resting upon the upper section of Leckhampton, close proximity to stunning countryside walks. Accommodation Comprises. Enclosed Porch, 14' Entrance Hall, 14' x 13' Sitting Room with focal point fireplace & wood burner, Re-fitted c.20' Kitchen/ Dining Room with French doors to decking/ pergola area, and 7' x 6' Utility Room. The First Floor Landing leads to Three Bedrooms of 13', 12' & 8' respectively and Large Four Piece Bathroom Suite; fully tiled, roll top bath and double shower cubicle. Other features include Exposed Solid Oak Floor Boards to the ground floor, Upvc Double Glazing, Modern Gas Central Heating System and Modern Neutral Internal Decoration. Outside, a Neat Block Paved Drive provides Ample Parking, 19' x 8' Detached Garage along with Mature, Landscaped Front and Rear Gardens. With the Asking Price of ONLY £279,950 this Immaculate Family Home is a Real 'Must See' - Phone (01242) 222 022.

ENTRANCE AREA 1.91m(6'3'') x 0.86m(2'10'') Double glazed French doors flanked by matching windows to enclosed porch with tile flooring, lighting, and side aspect double glazed windows. Part glazed front door & windows to... ENTRANCE HALL 4.22m(13'10'') x 1.88m(6'2'') Stairway rising to the first floor, access to under-stairs storage cupboard, exposed oak floorboards, double panel radiator, power points, telecom point. Part glazed door to kitchen/ dining and door to... SITTING ROOM 4.24m(13'11'') x 3.96m(13'0'') Focal point fireplace with stone hearth, oak mantel and inset wood burner, exposed oak floorboards, fitted oak shelving, ceiling coving, front aspect double glazed window, power points, TV point, satellite point. KITCHEN/ DINING ROOM 5.97m(19'7'') x 3.33m(10'11'') KITCHEN AREA Range of eye, base and drawer units, glass front display cabinets, granite effect work surfaces, inset 1.5 bowl sink and drainer with 'swan neck' extendable mono tap, colour tile splash-back areas, inset Kenwood oven, four ring gas hob with matching extractor hood, plumbing/ space for dishwasher, power points, recessed ceiling spotlights, single panel radiator, side aspect double glazed window, part glazed door to utility room. All open to... DINING AREA Double glazed French doors to the rear/ garden aspect, space for dining table, breakfast bar, base level storage units, power points, TV point, recessed ceiling spotlights, double panel radiator, exposed oak floorboards. UTILITY ROOM 2.31m(7'7'') x 2.11m(6'11'') Eye level storage units, plumbing/space for automatic washing machine and externally vented tumble dryer with granite effect work surface over, space for American style fridge/ freezer, full height storage unit, power points, wall mounted electric panel heater, side aspect double glazed window, ceramic tile flooring, wall mounted electric consumer unit, wall mounted 'Worcester 35 CDI' gas boiler, double glazed door & window to the rear/ garden aspect. FRIST FLOOR LANDING 2.49m(8'2'') x 1.93m(6'4'') Doors to first floor rooms, power points, side aspect double glazed window, ceiling hatch with ladder to insulated and part-boarded loft space. BEDROOM ONE 3.63m(11'11'') x 3.33m(10'11'') Front aspect double glazed window, double panel radiator, power points, two large built-in double wardrobes. BEDROOM TWO 3.94m(12'11'') x 3.38m(11'1'') Rear aspect double glazed window, double panel radiator, power points. BEDROOM THREE 2.54m(8'4'') x 2.18m(7'2'') Front aspect double glazed window, double panel radiator, power points, telecom point, built in beech wood wave style corner desk, fitted shelving. BATHROOM SUITE 2.97m(9'9'') x 2.46m(8'1'') Roll top bath with central mixer tap/ hand shower, double sized shower cubicle with wall mounted chrome shower and ceiling 'cloudburst' shower head, semi pedestal vanity basin, low level W.C, fully tiled walls/ splash-backs and flooring, chrome ladder style heated towel rail, rear aspect double glazed window. OUTSIDE: FRONT ASPECT A neat block paved drive is flanked by a mature front garden of lawn and mature, well stocked borders. REAR ASPECT 16.15m(53'0'') x 8.84m(29'0'') A fully enclosed garden sunny westerly orientation. Nearest the property is a flagstone sun terrace with planted border and steps up to section of raised decking / pergola (adjacent to the dining room French doors) and open to a generous level lawn with well stocked border planting and base for greenhouse/ garden shed. PARKING & GARAGE The block paved drive provides parking for two vehicles to the front aspect and leads along to the rear sited GARAGE (c.19' x 8') with metal 'up & over' door, power, lighting, casement window and personal door. TENURE Freehold. SERVICES Mains Gas, Electricity, Water and Drainage are connected. COUNCIL TAX Band 'D' ?1494.26 for 2011/12. VIEWING By prior appointment via Sam Ray Property on (01242) 222 022. Sam Ray Property Ltd has not tested any equipment, apparatus or services. We cannot confirm working order. Verification is best sought through your solicitor or surveyor. These particulars / measurements are purely for guidance purposes, giving a general outline of the property, accuracy cannot be guaranteed and do not constitute all or part of an offer or contract.
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