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" An immaculately presented modern two bedroom end terraced home with garden and parking space located within a modern housing estate on the southern outskirts of Hereford City."

LOCATION
Staddlestone Circle forms part of the recently built Bullingham Lane development situated approximately 1miles south of central Hereford. Hereford as a whole offers a wide range of shopping, leisure and recreational facilities together with educational establishments and both bus and railway stations.

DESCRIPTION
45 Staddlestone Circle was built in approximately 2006 and comprises an end of terrace two bedroom home having the benefit of UPVC double glazed windows throughout together with gas central heating. The remainder of an NHBC guarantee remains on the property which expires in approximately 2016. In more detail, the accommodation comprises:

ON THE GROUND FLOOR:

Canopy Porch
With courtesy light, panelled and glazed front door to:

Entrance Hall
With laminate flooring and hat and coat hooks.

Lounge
4.57m

(15'0) x 3.51m

(11'6)
With laminate flooring, modern pebble style electric fire, two radiators, double glazed window to front, under-stairs storage area and panelled door to:

Dining Kitchen
3.51m

(11'6) x 3.66m

(12'0) (including cloakroom)
having a range of matching wall and base units with working surface over, stainless steel 1bowl sink unit with single drainer and mixer tap, tiled splashbacks. Built in Electrolux four ring gas hob with extractor hood over and oven below, space for fridge, plumbing for washing machine and dish-washer, tile effect floor covering, radiator, recessed ceiling spotlights, double glazed window and double glazed external door to the rear garden area. Door to cloakroom and door to:

Storage Cupboard

Cloakroom
With w.c. and pedestal wash hand basin, radiator, tiled splashback.

ON THE FIRST FLOOR:

Landing
With thermostat, loft hatch, boiler cupboard housing the ideal Istor combination boiler with integral time clock, door to bathroom, second bedroom and:

Bedroom 1
2.77m

(9'1) x 3.51m

(11'6) (maximum)
With double glazed window to front, radiator, panel door to a storage cupboard and secondary panelled door to the bathroom in order that it can be used as an 'en suite' if required.

Bathroom
With panelled bath with shower end, mixer tap and tiled splashbacks, pedestal wash basin, w.c., recessed lights, shaver point, radiator and extractor fan. This room has two doors, one from the master bedroom and one from the landing providing family or en suite access as desired.

Bedoom 2
3.48m

(11'5) (maximum) x 2.49m

(8'2) (average including wardrobe recess)
With double glazed window overlooking the rear garden, radiator.

OUTSIDE:

Parking
A dedicated parking space is situated a short distance from the property.

Rear Garden
The rear garden is accessed from the dining kitchen. It is provided with a good degree of privacy having approximately six foot high close boarded timber fencing. A pedestrian gate provides access to the side of the property thereby offering convenient access for storage of bicycles etc within the garden area.

Front Garden
To the front of the property is a flower bed with pathway leading to the front door. To the side of the property is access to the allocated parking space together with a personal gate to the rear garden.

SERVICES
It is understood that mains electricity, gas, water and drainage services are connected to the property. Confirmation in respect of mains service supplies should be obtained by the prospective purchaser. None of the electrical goods or other fittings has been tested and they are sold without warranty or undertaking that they are installed to current standards.

ENERGY PERFORMANCE CERTIFICATE
An Energy Performance Certificate has been prepared in respect of this property and the results are shown in the adjacent charts. More information is available on request.

AGENTS NOTES
The market value of the property has been professionally assessed at £145,000 but special circumstances allow it to be offered at a reduced price of £101,500. A similar discount will apply when the property is sold. More information is available on request.


DIRECTIONAL NOTE
From central Hereford proceed south on the A49 Ross Road. Proceed straight on at the Broadleys public house traffic lights and after a short distance turn left into Bullingham Lane. At the roundabout take the first exit and at the next roadabout turn left into Staddlestone Circle. The property will be found after a short distance on the right hand side as indicated by the Agents For Sale Board.



THE PROPERTY MISDESCRIPTIONS ACT 1991
The Agent has not tested any apparatus, equipment, fixtures and fittings or services and so cannot verify that they are in working order or fit for the purpose. A Buyer is advised to obtain verification from their Solicitor or Surveyor. References to the Tenure of a Property are based on information supplied by the Seller. The Agent has not had sight of the title documents. A Buyer is advised to obtain verification from their Solicitor. Items shown in photographs are NOT included unless specifically mentioned within the sales particulars. They may however be available by separate negotiation. Buyers must check the availability of any property and make an appointment to view before embarking on any journey to see a property. "