Sylvan Falls, Driffield

An exceptionally versatile and well proportioned home located within a cul-de-sac development within level walking distance of the town centre. The range of accommodation is exceptionally versatile allowing buyers to utilise all three double bedrooms on the first floor and also use, what is currently a dining room, for a ground floor bedroom, if required.

In addition, there is a superb rear facing lounge, a perfect point from which to enjoy what is a delightful area of garden. The kitchen is also spacious and will easily accommodate a table, again if required.

In all, the property is presented to an exceptional standard throughout and may appeal to a variety of buyers from singles or couples just wanting spacious accommodation with a good degree of versatility through to families simply wanting generously proportioned rooms in a great and safe environment.  

DRIFFIELD
Driffield remains a market town, notwithstanding the closure of the livestock market in 2001. The central shopping area includes a weekly stalled market, with shops providing a wide range of goods and services for everyday needs supplemented by retailers such as B&M, Iceland, Boyes, Peacocks, Yorkshire Trading, Tesco and Lidl. Many local shops provide a personal service, in addition to a wide range of goods. Other amenities include a modern Sports Centre with swimming pool, cricket, tennis, bowls, football and rugby teams, dancing, gyms etc. together with many clubs and associations. Road and rail links to the neighbouring coastal market towns, including Beverley, Hull and beyond. 

ENTRANCE HALL With feature staircase leading off having an attractive open spindled bannister leading off to the first floor. Wood effect laminate flooring and built-in understairs storage cupboard. Radiator.  

CLOAKROOM/WC With low level WC and wall hung bracket-style wash hand basin. Wood effect laminate flooring. Radiator.  

LOUNGE 17' 0" x 12' 9" (5.19m x 3.91m) A beautifully appointed room with rear facing aspect onto the garden. Double French doors onto the patio and feature fire surround with electric fire in situ. Coved ceiling and wood effect laminate flooring. Radiator.  

DINING ROOM 10' 10" x 9' 1" (3.32m x 2.78m) Again, with a window aspect onto the garden. Wood effect laminate flooring. Radiator.  

UTILITY ROOM 7' 5" x 5' 8" (2.27m x 1.74m) Fitted stainless steel sink with base cupboard beneath, space and plumbing for automatic washing machine and dryer. Radiator.

Door to exterior.  

BREAKFAST KITCHEN 18' 2" x 7' 6" (5.55m x 2.29m) With laminate wood effect flooring and being fitted with a contemporary range of kitchen units finished with Shaker style doors and brushed chrome handles. Wood block effect worktop and integrated appliances include electric oven and hob with extractor over plus dishwasher. Integrated fridge/freezer. Inset one and a half bowl sink with single drainer. Radiator.  

FIRST FLOOR LANDING  

BEDROOM 1 14' 11" x 13' 1" (4.57m x 4.00m) A large and spacious room featuring sloping ceilings. Radiator. Built-in wardrobe.  

EN-SUITE With Quadrant-style shower enclosure housing a mains mixer style shower, pedestal wash hand basin and low level WC. Contemporary tiling to half height and full height within the shower area. Extractor fan. Wood effect flooring. Radiator.  

BEDROOM 2 14' 11" x 10' 9" (4.55m x 3.28m) With sloping ceilings and built-in range of wardrobes. Radiator.  

BEDROOM 3 10' 11" x 10' 5" (3.33m x 3.18m) With sloping ceilings. Radiator.  

BATHROOM A very spacious bathroom that includes bath, pedestal wash hand basin and low level WC plus separate Quadrant style shower enclosure, tiling to half height with full tiling to the shower enclosure. Radiator.  

OUTSIDE The property stands back from the road behind an expanse of block paving which provides generous off-street parking and also leads to an integrated single garage.

To the rear of the property is an enclosed area of garden which features a patio immediately adjacent to the house, side planted borders and extensive lawned area.  

FLOOR AREA The stated "approximate floor area" has been electronically calculated and no warranty is given as to its accuracy or any difference in that area and the area stated on the Energy Performance Certificate. 

CENTRAL HEATING The property benefits from gas fired central heating to radiators. The boiler also provides domestic hot water.  

DOUBLE GLAZING The property benefits from sealed unit double glazing throughout. 

TENURE We understand that the property is freehold and is offered with vacant possession upon completion.  

SERVICES All mains services are available at the property. 

COUNCIL TAX Band D.  

ENERGY PERFORMANCE CERTIFICATE Rating (to be confirmed). 

NOTE Heating systems and other services have not been checked.

All measurements are provided for guidance only.

None of the statements contained in these particulars as to this property are to be relied upon as statements or representations of fact. In the event of a property being extended or altered from its original form, buyers must satisfy themselves that any planning regulation was adhered to as this information is seldom available to the agent.

Floor plans are for illustrative purposes only. 

VIEWING Strictly by appointment with Ullyotts - Option 1.

Regulated by RICS