Located in a much sought after residential area, located a short distance from St Austell Bay, the beaches and conveniently placed for both primary and secondary schooling. Whilst within easy walking distance of the Holmbush complex of shops and supermarkets is this impressive and versatile three/four bedroom family residence with large detached garage and garden to the rear. Ample driveway parking for numerous vehicles. Internally the property has two reception rooms, modern kitchen, utility, cloak/WC, conservatory with three bedrooms, principal en-suite to the first floor, together with modern family bathroom. Viewing is highly essential to appreciate its location and standard of finish throughout. Epc - D

St Austell town centre is situated a short walk away and offers a wide range of shopping, educational and recreational facilities. There is a mainline railway station and leisure centre together with primary and secondary schools and supermarkets. The picturesque port of Charlestown and the award winning Eden Project are within a short drive. The town of Fowey is approximately 7 miles away and is well known for its restaurants and coastal walks. The Cathedral city of Truro is approximately 13 miles from the property.

Directions - From St Austell head down Sandy Hill, past the school on your left hand side. Opposite turn right into Mitchell Road. Follow the road along for approximately 50 yards, past the turning on the left to Chough Crescent and the Cormorant Drive turning on the right. Bear around to the left and follow the road down Gannet Drive, for approximately 400 yards, taking the right onto Kingfisher Drive. Keep following the road, again for approximately 400 yards and the property will appear on the left hand side. A board will be erected for convenience.

Accommodation - All measurements are approximate, show maximum room dimensions and do not allow for clearance due to limited headroom.

From the brick paved driveway there is a sliding Upvc double glazed door into entrance vestibule, with further obscured glazed panel door with matching side panel. Opening into the entrance hall, with carpeted flooring which continues up the staircase and through into the main reception rooms with large wall mounted radiator and attractive glass panelling. Also open under stairs storage area.

Lounge - 4.35 widening into recess to 4.83 x 3.56 (14'3" wi - Through into reception room the formal lounge, located to the front and offering a great deal of natural light from a large double glazed window with low level radiator and pull back vertical blinds enjoying an outlook over the garden. Focal point of a slate stone fireplace surround and raised hearth with coal effect gas fire with wood mantle.

Dining Room - 2.57 x 5.28 (8'5" x 17'3" ) - Opposite the lounge is the formal dining room. Also enjoying an outlook over the driveway from a double glazed window with pull back vertical blind and display sill. There is a further high level double glazed window with blind to the side, also having wall mounted radiator beneath. Glass obscure glazed panel door into rear entrance hallway with doors to utility, and through to the kitchen, plus obscure double glazed door opening out onto the rear garden.

Cloakroom/Wc - 0.95 x 2.16 (3'1" x 7'1") - Comprising low level WC with hidden cistern, hand basin, radiator and obscure double glazed window to the side with pull back vertical blind. All finished with a fully tiled wall surround.

Utility - 2.18 x 1.48 (7'1" x 4'10") - Double glazed window with Venetian blinds with an outlook over the garden. Stainless steel sink set into a emerald green roll top laminated worksurface with tiled splashback, under unit storage and space for white good appliances. There is also additional freestanding space all finished with attractive tiled flooring.

Kitchen - 4.53 x 2.54 at maximum point over worksurface (14' - An impressive modern kitchen thoughtfully designed and laid out comprising a range of gloss fronted wall and base units with under unit strip lighting. Complimented with a darkened worksurface with matching splashback which incorporates a four ring Bosch hob with glass splashback and modern extractor over, deep pan and slow close drawers beneath. There is also a built in Bosch dishwasher and oven with a combination built in microwave. There is a double glazed window above the one and half bowl sink and drainer, the double glazed window has fitted roller blind and enjoys an outlook through the conservatory and up over the garden. Further lighting provided by recessed spotlights throughout.

Conservatory - 3.67 x 4.03 at maximum points (12'0" x 13'2" at m - Double glazed french doors open through into the impressive conservatory. A room that can be used all year around, two radiators, finished with carpeted flooring and ample wall mounted sockets. Double doors open out onto the garden, also having roller blinds. There is also a TV point.

Carpeted staircase with handrail leads to the first floor landing with access through to all rooms and the loft.

Bedroom - 3.17 x 3.50 (10'4" x 11'5") - Situated to the front. With double glazed window fitted with vertical blinds and radiator beneath. Door into over stairs storage hanging wardrobe space with further benefits of glass mirror fronted built in wardrobes with storage to the side. Low level eaves storage.

Bedroom - 3.18 x 1.95 (10'5" x 6'4") - Situated to the rear of the property, enjoying an outlook over the garden. Double glazed window with radiator beneath and built in wardrobe storage.

Family Bathroom - An impressive and spacious family bathroom comprising low level WC set within a white gloss vanity hidden cistern surround with hand basin also with storage beneath. Panelled bath with waterfall mixer tap and curved glazed doors into shower cubicle with a slate effect bath sheet panel surround. Natural light from obscure double glazed window with pull back vertical blinds plus wall mounted spotlight unit. All finished with an attractive slate coloured tile flooring.

Principal Bedroom - 4.09 x 3.58 at maximum points (13'5" x 11'8" at m - Further additional low level eaves storage. Double glazed window with pull back vertical blind to the front with radiator beneath. This room benefits from obscure glazed door through into en-suite and dressing area.

En-Suite /Dressing Area - 2.26 x 1.66 to front of shower cubicle and wardrob - Comprising of a champagne suite of hand basin and low level WC also within a vanity storage surround, with a mirror above. Recessed spotlighting. Finished with a fully tiled wall surround. Bi-fold doors into shower cubicle with integrated shower system and bronze effect glazed mirror fronted wardrobes doors into airing cupboard. Double glazed window with pull back vertical blinds and radiator beneath.

Outside -

The front of the property is set back behind a pillared brick paved driveway and wall with an expanse of open lawn to one side. The driveway continues down the side , there is also a paved pathway across the front giving access to a latch wood gate to the far side.

The driveway continues to the garage.

Garage - 6.34 x 3.41 (20'9" x 11'2") - The garage offers an electric up and over door and power and light. There is also an outside power socket and tap. Double glazed window to the side.

The property can also be accessed from the conservatory or from the rear entrance. There is a brick paved patio leading onto an expanse of open lawn with pathway and steps with handrail to the upper lawn. All enclosed by well kept hedging and shrubbery. Behind the garage there is a lockable storage shed. The steps lead up to an expanse of open lawn, to the top there is an attractive fishpond with waterfall and planted surround.

A further good sized storage shed is discreetly hidden in the corner.

The garden offers a great deal of sunlight throughout the day and into the evening.

Council Tax Band - D -