Clarence Road, Gorleston, NR31 6DS

**Guide Price £325,000 to £350,000** Situated in this highly popular location close to Gorleston seafront and beach, regular bus routes, schools for all age groups. Whilst being within easy access of the James Paget University Hospital, out of town retail parks and excellent road links to Great Yarmouth, Lowestoft, surrounding coastal and countryside villages with further excellent road links to Norwich. We offer this exceptionally well presented and sympathetically renovated with a fantastic, traditional and characteristic theme which includes a wealth of original features. The accommodation includes reception hall, cloakroom, lounge, dining room (currently enjoyed as a children's playroom), high spec open plan kitchen/diner, first floor landing, 3 bedrooms all separately accessed off landing with bedroom 3 complete with en-suite shower room and a family bathroom. Outside to the rear is an impressive low maintenance garden with porcelain paved patio and artificially laid lawn. Outside to the front is an enclosed shingled garden.For full appreciation an early viewing is recommended. In further detail the accommodation comprises of the following:

Reception Hall Coving, picture rail, ceiling lights, ornate style coving, archway feature, dado rail, wood effect flooring, radiator, under stairs storage cupboard housing the electrics, over head light. From reception hall door to:

Cloakroom Smooth plastered ceiling, coving, ceiling light, extractor fan to wall, dado rail, radiator, wood effect flooring, hand basin and low level WC. From reception hall part glazed panelled door to:

Lounge 15' 1'' into bay x 11' 10'' (4.59m x 3.60m) Smooth plastered ceiling, cornice feature ceiling light, ornate style coving, picture rail, upvc bay window to front aspect, radiator, power points, exposed floorboards, low level fitted storage cupboard into recess, coal effect Real Flame gas fire with cast iron and wood surround mantle over and raised tiled hearth under. From reception hall part glazed panelled door to:

Dining Room (currently enjoyed as childs playroom) 12' 2'' max x 10' 4'' (3.71m x 3.15m) Feature ceiling light, picture rail, tiled fireplace with wood surround and mantle over, raised tiled hearth under, radiator, power points, exposed floorboards, fitted utility cupboard which is complete with plumbing and recess space for washing machine and space for tumble dryer with high level storage cupboards over. From reception hall part glazed panelled door to:

Open Plan Kitchen/Diner (with additional access from dining room/childrens playroom) 22' 10'' x 14' 7'' (6.95m x 4.44m) Smooth plastered ceiling, inset ceiling spotlights, mains connected heat alarm, pitched glass roofing, sealed unit double glazed landscape window over looking rear garden, fitted window seat with storage, ornate style fitted kitchen units comprising of free standing island/breakfast bar combination with induction hob, built-in extractor fan, storage drawers under, Butler style sink unit with mixer tap, solid quartz work surface surround, integrated dish washer, integrated bin store, integrated fridge and freezer, built-in electric oven, grill and microwave combination with matching complete with matching pull out pantry cupboard, power points, wood effect laminate flooring, sealed unit double glazed window to side aspect, sealed unit double glazed entrance door providing access to rear garden.

First Floor Landing Smooth plastered ceiling, coving, cornice feature with ceiling lights, dado rail, radiator, fitted carpet, access to loft, built-in storage cupboard. Off landing door to:

Bedroom 1 15' 9'' x 12' 0'' (4.80m x 3.65m) Cornice feature, ceiling light, ornate style coving, picture rail, upvc windows to front aspect, radiator under, power points, fitted carpet, ornamental cast iron, tiled fireplace. Off landing panelled door to:

Bedroom 2 12' 2'' x 10' 4'' (3.71m x 3.15m) Smooth plastered ceiling, coving, picture rail, ceiling light, upvc window to rear aspect, radiator, power points, telephone WIFI point, fitted carpet, ornamental cast iron fireplace. Off landing panelled door to:

Bedroom 3 10' 0'' x 9' 9'' (3.05m x 2.97m) Smooth plastered ceiling, coving, ceiling light, picture rail, upvc window to side aspect, radiator, power points, wood effect flooring, ornamental cast iron fireplace. From bedroom 3 door to:

En-suite Shower Room 9' 9'' x 6' 3'' (2.97m x 1.90m) Smooth plastered ceiling, coving, picture rail, opaque upvc window to rear aspect, tiled flooring, wall mounted chrome effect heated towel rail, walk-in tiled shower cubicle with regular and rainfall shower heads, hand basin with mixer tap, bathroom cabinetry under, fitted mirror, low level WC, fitted airing storage cupboard housing Ideal Combination gas boiler. Off landing panelled door to:

Bathroom 9' 3'' max x 6' 8'' max (2.82m x 2.03m) Smooth plastered ceiling, coving, cornice feature with ceiling light, picture rail, wall light, opaque upvc window to side aspect, radiator with heated towel rail, ornate style bathroom suite comprising of free standing roll top bath with mixer tap and shower attachment, pedestal hand basin, traditional pull chain toilet.

Outside To the rear: Enclosed low maintenance garden comprising of porcelain laid patio areas and artificially laid lawn, panel fencing surround, brick wall surround, raised flower bed, outside light, outside cold water supply tap, timber gate providing access to service passageway. To the front: Enclosed shingled garden with an arrangement of shrubbery, low level brick built wall, block paved pathway leading to front entrance door, wall mounted gas meter box.

Council Tax Band C

Services Gas, mains water, electricity and drainage

Tenure Freehold

Viewings Strictly prior to appointment through Darby & Liffen Ltd.

AGENTS NOTE Whilst every care is taken when preparing details, DARBY & LIFFEN LTD, do not carry out any tests on any domestic appliances, which include Gas appliances & Electrical appliances. This means confirmation cannot be given as to whether or not they are in working condition. Measurements are always intended to be accurate but they must be taken as approximate only. Every care has been taken to provide true descriptions, however, no guarantee can be given as to their accuracy, nor do they constitute any part of an offer or contract. We are required by law to obtain AML (Anti money laundering) checks. £20 (inc VAT) for the 1st buyer and £10 (inc VAT) thereafter is required to carry out digital identity checks.