The accommodation comprises: Ground Floor: Entrance Hall: Approached by way of a part glazed entrance door. Radiator. Stairs to the first floor. Door to:

Lounge: into alcoves and bay recess.

A delightful room in which to relax and entertaining. Radiator. Laminate flooring. Door to:

Breakfast Kitchen: 14' x 8'10

Fitted with base and eye level units. The base units are topped with complementary work surfaces. Stainless steel sink unit which is set beneath a UPVC double glazed rear aspect window. Tiled to the cooking and washing areas. Radiator. Cooking appliances comprise: built under oven, five ring hob over which is a extractor. Space to accommodate white goods and a breakfast table and chairs. Cupboard recess which houses the upright fridge freezer. Large under stairs storage cupboard.

Rear Hall: UPVC part glazed exit door leads to the rear garden. Door to:

Cloaks/WC: Low level WC and wash hand basin. UPVC decorative glazed window.

First Floor: Landing area. Loft hatch to the loft with is insulated and the new combi boiler (2025) is sited here.

Bedroom One: 13'04 x 11'08

UPVC double glazed front aspect window. Radiator. Built in closet. Ample space for freestanding bedroom furniture.

Bedroom Two: 12'11 x 8'11

UPVC double glazed rear aspect window. Radiator. Ample space for freestanding bedroom furniture.

Bedroom Three: 8'08 x 7'06

UPVC double glazed front aspect window. Radiator. Ample space for freestanding bedroom furniture.

Bathroom: 8'08 x 5'01

Fitted bath with direct feed shower over, wash hand basin which is set into a vanity unit and low level WC. Complementary tiled walls and floor. Chrome ladder style radiator. UPVC decorative double-glazed window.

NOTE: The roof was re-roofed in late 2025 and the Baxi combi boiler was installed a short while after and is sited in the loft. Our vendors inform us that the roof has the residue of a 25 year warranty and the boiler has a 7 year residue left.

Outside: The property has the benefit of a driveway to provide off road parking. The enclosed

rear garden is of a good size and is laid to mainly to lawn.

Tenure: Freehold. Council Tax: Manchester City Council A

Viewing: Appointment arrangements only call .

Viewing: Appointments can be made through our office on . Disclaimer: These particulars, whilst believed to be accurate are set out as a general guideline only or guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation or fact, but must satisfy themselves by inspection or otherwise as to their accuracy. Please note that we have not tested any apparatus, equipment, fixtures, fittings, or services, including gas central heating and so cannot verify they are in working order or fit for their purpose. Furthermore, solicitors should confirm movable items described in the sales particulars are, in fact included in the sale since circumstances do change during marketing or negotiations. Although we try to ensure accuracy, measurements used in this brochure may be approximate. Therefore if intending purchasers need accurate measurements to order carpeting or to ensure existing furniture will fit, they should take such measurements themselves.

OUR HOME IS AT RISK IF YOU DO NOT KEEP UP REPAYMENTS ON A MORTGAGE OR OTHER LOAN SECURED ON IT