Instow Road, Earley, Reading

A detached family home superbly positioned just yards from Maiden Erlegh Lake & Nature Reserve and within the Aldryngton and Maiden Erlegh catchments.

3 large bedrooms, family bathroom, downstairs cloakroom, living room, dining room, kitchen, study, garage, driveway parking, gardens extending to about 60ft by 40ft, double glazing, gas radiator central heating, no onward chain.

A two-storey detached house constructed by Gough Cooper with a small extension to the rear of the garage. Many properties of this style have been extended further, so it may well be that similar potential exists, subject to necessary consents.

This is a sought-after position in the catchments of highly regarded schools and not far from good local amenities.

There are bus services in the area providing access into Reading town centre, where the main line railway station provides services on the Elizabeth line, to Paddington, and to Waterloo which run through the nearby Earley Railway Station.

The M4 motorway can be accessed either at Junction 11, where there is also the A33 south to Basingstoke, as well as Green Park and its new railway station; or at Junction 10 where London then lies approximately 40 miles away and Heathrow Airport approximately 28 miles away.

EER: D66
Council Tax: E
Tenure: Freehold
The Ofcom website provides information about broadband availability and mobile networks.
Services: All mains services are believed to be connected.


Front Garden
Enclosed from the road by a hedge and laid to lawn with driveway parking leading to the garage. Side access via a wood panel gate to the rear garden.

Covered Entrance Porch
Open plan with tiled step and UPVC double-glazed door to:

Entrance Hall
Coved and textured ceiling, double cloaks hanging cupboard, radiator, parquet floor, stairs to the first floor, doors to the lounge, kitchen and:

Cloakroom
Coved and textured ceiling, low-level WC, wash hand basin with tiled splash back.

Living Room - 13'6" (4.11m) x 11'11" (3.63m)
Front aspect double-glazed window, covered and textured ceiling with decorative beams, the room is centred around a gas fire (not tested) with chimney breast, radiator, parquet floor, arch to:

Dining Room - 11'11" (3.63m) x 8'10" (2.69m)
Rear aspect UPVC double-glazed French doors with side lights leading to the garden, coved and textured ceiling, radiator, parquet floor, door to the:

Kitchen - 11'11" (3.63m) x 8'11" (2.72m) Max
Rear aspect UPVC double-glazed window, coved and textured ceiling with decorative beams, a fitted kitchen comprising a single-drainer sink unit with mixer tap inset into a tiled work surface with units below, integrated four-ring electric hob with oven below and extractor above (not tested), fridge freezer space, larder cupboard, heated ladder towel rail, tiled floor, archway through to:

Study - 11'4" (3.45m) Into Bay x 7'7" (2.31m)
Rear aspect single-glazed Georgian-style bow window with stable door leading to the rear garden, coved and skimmed ceiling, radiator, door to the garage.

Landing
Front aspect UPVC double-glazed window, coved and textured ceiling, access to the loft space, airing cupboard housing foam-dipped hot water tank with Potterton Pro Max SL Boiler (not tested) above and slatted shelving, radiator, doors to all rooms.

Bedroom 1 - 11'11" (3.63m) x 10'2" (3.1m)
Front aspect UPVC double-glazed window, coved and textured ceiling, built-in double wardrobe, radiator.

Bedroom 2 - 11'11" (3.63m) x 10'5" (3.18m)
Rear aspect UPVC double-glazed window, coved and textured ceiling, built-in double wardrobe, radiator.

Bedroom 3 - 11'11" (3.63m) Max x 8'11" (2.72m) Max
Rear aspect UPVC double-glazed window, coved and textured ceiling, radiator.

Bathroom
Side aspect frosted UPVC double-glazed window, covered and textured ceiling; a fitted suite comprising a panel-enclosed bath with Victorian-style mixer tap and shower attachment, electric Mira shower over (not tested), fitted shower screen, pedestal wash hand basin, close-coupled WC, part-tiled walls, chrome heated ladder towel rail.

Garage - 16'2" (4.93m) x 8'11" (2.72m)
Electric up-and-over door, single-glazed window to side, consumer unit, electric meter, gas meter, door to the breakfast room.

Rear Garden
Of an easterly aspect and approximately 60ft in depth by approximately 40ft in width, with a full-width paved patio, partly covered by a wooden pergola with brick-built barbecue area, leading onto an expanse of lawn with flower and shrub borders, ornamental garden pond, enclosed by a mixture of wood panel, wire and trellis fencing; external power points, external lighting, access to the front via a side path and wood panel gate.

Important notice:
We have endeavoured to ensure the details of this property are accurate, however all measurements are approximate and none of the statements contained in these particulars are to be relied on as statements of fact. They do not constitute any part of an offer or contract. We have no authority to make any representation or give any warranty in relation to this property. We have not tested the services, appliances or fittings referred to in the details. School catchment zones are verified as far as possible with the local authority but cannot be guaranteed and may change in the future, nor do they guarantee a place in the school. We have not checked whether any extension or alteration to the property complies with planning or building regulations. Distances are as the crow flies`. We recommend that each of the statements is verified and the condition of the property, services, appliances and fittings is investigated by you or your advisers before you finalise your offer to purchase or you enter a contractual commitment. Martin & Pole may, at your request, recommend to you a mortgage advisor or solicitor. The mortgage advisor may pay us a referral fee. The value of this fee can vary. We do not receive a referral fee from the solicitor.



Directions
Turn right from our office on Silverdale Road, turning left at the end onto Wilderness Road. Turn left at the mini roundabout onto Beech Lane and then take the second turning on the left into Chelwood Road. Turn immediately left into Instow Road where No. 6 will be found a short way down on the right hand side.

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Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.