Victoria Road, Gorleston, NR31 6EF

**Guide Price £300,000 - £325,000** Situated in a most sought after location only yards away from Gorleston seafront and beach and within easy access of schools for all age groups and the James Paget University Hospital. We offer this well presented 1930's bay fronted 3 bedroom residence which enjoys benefits of UPVC double glazing and gas central heating. The accommodation includes a welcoming reception hall, living room, sitting room/dining room, extended kitchen/breakfast room to the ground floor. To the first floor is a landing with 3 bedrooms and a bathroom with separate W.c. There is also a handy and impressive loft room providing further useful space. Outside to the rear is an fantastic enclosed West facing lawned garden. Offered chain free!

Entrance Hall Carpeted stairs to first floor landing, radiator, wood effect flooring, ceiling light, large under stairs cupboard with shelving and housing the electric consumer unit. Door through to:

Sitting Room 14' 4'' into bay window x 12' 8'' (4.37m x 3.86m) upvc window to front, fitted carpet, fire place with marble hearth/surround and mantle with Living Flame gas fire, radiator, smooth plastered ceiling with coving, 3 x wall lights. Off hallway door to:

Living/Dining Room 18' 6'' x 15' 9'' (5.63m x 4.80m) Multi fuel burner with slate hearth, upvc sliding door leading through to rear garden, 4 x wall lights, wood effect flooring, part glazed door leading through to kitchen, down lights, coving. Door to:

Kitchen 15' 2'' x 10' 4'' (4.62m x 3.15m) Modern range of wall and base units with work top over, upvc window to side, further upvc window to rear, integrated dish washer, integrated washing machine, integrated fridge and freezer, built-in oven with grill over, gas hob, one and a half bowl sink with mixer taps, radiator, ceiling spot lights, upvc door leading to rear garden.

First Floor Landing Carpeted first floor landing, access to a substantial loft room.

Separate WC Tiled flooring, upvc opaque window to rear, low level WC.

Bathroom Panel bath, fully tiled, wash basin set in a vanity unit, wall mounted Mira shower, ceiling spot lights, extractor fan, opaque upvc window to rear, access to an airing cupboard which houses a Baxi gas fired combination boiler, further cupboard underneath. Off landing door to:

Bedroom 1 14' 4'' x 11' 3'' (4.37m x 3.43m) upvc bay window to front, radiator, fitted wardrobes, ceiling light. Off landing door to:

Bedroom 2 16' 3'' x 10' 5'' (4.95m x 3.17m) Fitted carpet, range of built-in wardrobes, ceiling spot lights, upvc window to rear, smooth plastered ceiling with coving. Off landing door to:

Bedroom 3 8' 7'' x 7' 8'' (2.61m x 2.34m) Fitted carpet, radiator, upvc window to front, power points, TV point, down lights.

Loft Room (2 inter-linking rooms) Room 1 11' 3'' x 9' 3'' (3.43m x 2.82m) Fitted carpet, Velux window, radiator, down lights, 2 wall lights, shelved storage cupboard, power points, TV point. Arch through to:

Loft Room 2 9' 9'' x 8' 4'' (2.97m x 2.54m) Fitted carpet, access to eaves storage, Velux window, ceiling light, power points.

Outside To the rear: Paved patio area, outside tap, outside light, further outside light, outside power, garden is mainly laid to lawn with a mixture of flowers and shrubs, timber shed, 2 log stores, timber fencing to boundaries with a gate providing rear access. To the front: Mainly laid to lawn with a mixture of flowers and shrubs, low level brick wall, pathway leading to front door.

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.