Exeter's Established Independent Estate Agents
38 Longbrook Street, Exeter, Devon. EX4 6AE
(just behind John Lewis)
01392 494 999
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THE AVENUE, EXMINSTER, NEAR EXETER

£450,000
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An opportunity to acquire a fabulous Grade II listed extended detached lodge house. Occupying a good size southerly facing plot equating to approximately one third of an acre. Deceptively spacious characterful living accommodation. Presented in good decorative order throughout. Three/four bedrooms. First floor modern bathroom. Good size sitting room. Spacious modern kitchen/breakfast room. Separate dining room. Side lobby/utility room. Study/bedroom four. Luxury refitted modern shower room. Gas central heating. Private parking for several vehicles. Good size delightful lawned rear and side gardens with attractive patio. Popular village location convenient to all local amenities. No onward chain. A must see property.

ACCOMMODATION IN DETAIL COMPRISES (All dimensions approximate)

Glass panelled double doors open to:

ENTRANCE VESTIBULE
Storage cupboard. Laminate tile effect flooring. Deep walk in cloaks cupboard with fitted shelving. Laminate tile effect flooring. Electric light and double power point. Obscure glass panelled double internal doors open to:

DINING ROOM
15’10” (4.83m) x 10’8” (3.25m). Oak wood flooring. Radiator. Stairs rising to first floor. Feature fireplace with raised slate hearth, cast iron grate providing real open fire and reclaimed oak mantle over. Two sash windows to either side aspects. Double doors open to:

KITCHEN/BREAKFAST ROOM
13’10” (4.22m) x 12’2” (3.71m). A modern traditional farmhouse style kitchen with double oven Aga and fitted with a comprehensive range of matching base, drawer and eye level units with concealed lighting. Range of wood work surfaces incorporating breakfast bar. Fitted Smeg oven with fitted electric Electrolux hob. Belfast style sink with traditional style mixer tap. Space for washing machine. Space for dishwasher. Upright storage cupboard. Large upright corner carousel cupboard. Space for upright fridge freezer. Oak wood flooring. Sash window to side aspect. Doorway opens to:

UTILITY ROOM
Plumbing and space for washing machine. Further appliance space. Wall mounted Vaillant combination boiler serving central heating and hot water supply. Inset LED spotlights to ceiling. Double glazed glass panelled wooden door providing access and outlook to rear garden. Oak wood door leads to:

STUDY/BEDROOM 4
8’4” (2.54m) x 8’2” (2.49m). Engineered oak wood flooring. Radiator. Telephone point. Double glazed sash windows to both rear and side aspects with outlook over rear garden.

From side lobby/utility room, oak wood door leads to:

SHOWER ROOM
8’2” (2.49m) x 5’6” (1.68m). A luxury fitted modern shower room comprising full width tiled shower area with toughened glass enclosure and door. Fitted shower unit including overhead shower attachment and side jets. Low level WC with concealed cistern. Rectangular shaped wash hand basin with modern style waterfall mixer tap set in vanity unit with range of storage cupboards beneath. Tiled floor. Heated ladder towel rail. Extractor fan. Inset LED spotlights to ceiling. Double glazed window to front aspect.

SITTING ROOM
15’4” (4.67m) x 13’2” (4.01m). A delightful character room with two exposed ceiling beams. Radiator. Entertainment recess with fitted shelving. Television aerial point. Cable television point. Telephone point. Fitted speaker ports for surround sound. Hand scraped soft oak flooring. Sash window to front aspect. Sash window to rear aspect with outlook over rear garden.

FIRST FLOOR LANDING
Smoke alarm. Two wall light points. Radiator. Sash window to side aspect. Exposed wood door leads to:

BEDROOM 1
16’3” (4.95m) maximum x 13’8” (4.17m) maximum. A charming characterful room with two radiators. Solid ash hand crafted built in wardrobes comprising two doubles and one single. Ornate cast iron fireplace. Sash window to front aspect. Sash window to rear aspect with outlook over rear garden.

From first floor landing, exposed wood door leads to:

BEDROOM 2
12’6” (3.81m) x 11’10” (3.81m). Radiator. Feature cast iron fireplace with carved wood surround and mantle over. Sash window to side aspect with outlook over side/rear garden.

From first floor landing, exposed wood door leads to:

BEDROOM 3
10’0” (3.05m) x 6’10” (2.08m). Radiator. Sash window to side aspect. Sash window to rear aspect with outlook over rear garden.

From first floor landing, door to:

BATHROOM
A modern matching white suite comprising panelled bath with overhead shower rose. Traditional style mixer tap with shower attachment and tiled splashback. Low level WC. Wash hand basin. Tiled floor. Vertical radiator. Feature cast iron fireplace. Access to roof void. Extractor fan. Small skylight window to rear aspect.

OUTSIDE
The property is approached via wide double wrought iron gates which open onto a feature tree lined avenue. South Lodge is immediately left of the wrought iron gates. To the front elevation is a private parking area providing parking for approximately three vehicles. A side gate opens to the rear/side garden which is a particular feature of the property equating to approximately 1/3 of an acre and enjoying a high degree of privacy. The garden consists of an attractive paved patio with retaining wall. Shrub borders well stocked with a variety of maturing shrubs and plants, including palms. Additional good size porcelain paved patio with water tap, outside lighting and double power point. Further retaining wall with fire pit and seating area surround. Side steps lead to a good size raised area of lawn with paved patio, large timber shed, attractive large retaining walls, maturing trees and hedgerow. The lawned garden extends with further maturing trees, timber shed and an area of garden designated to vegetable / soft fruit growing. The rear garden is enclosed to all sides by means of natural hedgerow and trees/ferns.


TENURE
Freehold


VIEWING
Strictly by appointment with the Vendors Agents.
SAMUELS ESTATE AGENTS, 38 LONGBROOK STREET, EXETER, EX4 6AE
TELEPHONE :01392 494999
EMAIL: info@samuelsagents.co.uk

AGENTS NOTE
The information given in these particulars is intended to help you decide whether you wish to view this property and to avoid wasting your time in viewing unsuitable properties. We have tried to make sure that these particulars are accurate, but to a large extent we have to rely on what the seller tells us about the property. We do not check every single piece of information ourselves as the cost of doing so would be prohibitive and we do not wish to unnecessarily add to the cost of moving house.

Once you find the property you want to buy, you will need to carry out more investigations into the property than it is practical or reasonable for an estate agent to do when preparing sales particulars. For example, we have not carried out any kind of survey of the property to look for structural defects and would advise any homebuyer to obtain a surveyor’s report before exchanging contracts. If you do not have your own surveyor, we would be pleased to recommend one. We have not checked whether any equipment in the property (such as central heating) is in working order and would advise homebuyers to check this.

You should also instruct a solicitor to investigate all legal matters relating to the property (e.g. title, planning permission, etc.) as these are specialist matters in which estate agents are not qualified. Your solicitor will also agree with the seller what items (e.g. carpets, curtains, etc.) will be included in the sale.

Please be aware that all measurements within these particulars are recorded with a sonic tape, and whilst every effort has been taken to ensure their accuracy potential purchasers are recommended to satisfy themselves before entering a contract to purchase.

AGENTS NOTE MONEY LAUNDERING POLICY
Samuels Estate Agents are committed to ensuring that it has adequate controls to counter money laundering activities and terrorist financing activities, in line with the Money Laundering Regulations 2007. Any prospective purchaser will be required to show proof of funds and identification. We ask for your cooperation on this matter in order that there will be no delay in the transaction.

REFERENCE
CDER/1018/6924/AV



This property...
is within the following price range:
£400,000 to £499,999

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