• Beautifully presented and ideally located family-sized home• Spacious principal reception and separate family room/dining room• Excellent size fully fitted kitchen• Large master bedroom with dressing area and en-suite shower/wc• Generous bedroom 2 with fitted wardrobes + single bedroom 3• Modern family bathroom + ground floor w/c• Exceptionally well-presented with modern decor throughout• Private and enclosed rear garden + front garden and driveway parking• Ideally located for all local amenities, UHW and City centre access

Ref: PRA52148

Viewing Instructions: Strictly By Appointment Only

28 Ffordd MograigLlanishenCardiff.CF14 5EW Offers in the Region £265,000

General Description

**OFFERS IN THE REGION OF £265,000 - BEAUTIFULLY PRESENTED AND VERY SPACIOUS 3 BED FAMILYSIZED HOME* Edwards and Co are delighted to offer for sale this particularly spacious and modern semi-detachedhome in Llanishen. The property is presented to an exceptional standard and simply must be viewed.

Accommodation

Front garden and entrance

Pebbled areas, small planted trees, rockery, block paved pathway to double glazed front entrance door, giving access toentrance hallway.

Covered entrance porch

Covered storm porch to front door.

Entrance Hallway (10' 10" Max x 10' 10" Max) or (3.31m Max x3.30m Max)

Painted ceiling, single light pendant, radiator, painted walls, laminate floor,staircase to first floor, doors to all ground floor rooms.

Ground Floor w/c

Ground floor facility with white close coupled w/c and sink unit. UPVC window withobscured glazing to front.

Principal Reception Room (17' 9" x 10' 10") or (5.41m x 3.30m)

Painted ceiling, painted walls, uPVC double glazed window to front bay, uPVCdouble glazed double doors to rear garden, radiator, chrome electric fire onwooden surround, laminate floor.

Family room/dining room (7' 7" Max x 12' 6" Max) or (2.30m Maxx 3.81m Max)

Painted ceiling, painted walls, radiator, uPVC double glazed window to bay,laminate floor.

Kitchen (9' 6" Max x 17' 5" Max) or (2.90m Max x 5.30m Max)

Painted ceiling and walls, range of wall, base and drawer units, roll edged worksurfaces with tiled splash backs, inset 1 1/2 bowl sink with drainer and chromemixer tap, 5 stainless steel 4 ring gas hob, extractor hood over, double Indesitoven, space for washing machine, radiator, uPVC double glazed window to rear,laminate floor, under stairs storage cupboard, uPVC double glazed door to reargarden.

First floor landing (8' 6" Max x 10' 6" Max) or (2.60m Max x 3.19m Max)

Painted ceiling and walls, radiator, carpet, uPVC double glazed window to rear, panelled doors to all first floor rooms.

Master bedroom with en-suite shower room (13' 7" Max x 15' 3"Max) or (4.15m Max x 4.65m Max)

Painted ceiling and walls, uPVC double glazed window to front, radiator, carpet,fitted wardrobes with hanging rails and shelves, panelled door to en-suite showerroom.

En-suite shower room/wc to master bedroom (7' 10" x 4' 3") or(2.40m x 1.30m)

Three piece white suite comprising shower cubicle with glazed entry door andchrome shower, low level wc, wash hand basin with chrome mixer tap with vanitycupboard beneath, uPVC double glazed window in obscure glass, wood effectvinyl floor.

Bedroom 2 (13' 7" Max x 11' 9") or (4.13m Max x 3.58m)

Painted ceiling and walls, uPVC double glazed window to front, radiator, laminatefloor, fitted wardrobes with hanging rails and shelves.

Bedroom 3 (8' 0" x 8' 0") or (2.43m x 2.43m)

Painted walls and ceiling, radiator, uPVC double glazed window to rear, carpet.

Family Bathroom (6' 7" x 6' 9" Max) or (2.0m x 2.05m Max)

Painted ceiling and walls, part tiled walls, extractor, uPVC double glazed window inobscure glass to rear, wood effect vinyl floor covering, three piece suite comprisingwash hand basin set into vanity unit and tiled splash back, low level wc, deeppanelled bath with chrome taps and shower attachment, radiator, shaver point.

Rear Garden

Landscaped rear garden, laid to paving, decorative pebbles, fencing, borders withshrubs and plants, gated side access, wooden garden shed. Driveway parking for2 cars.

Driveway

Ample block paved car parking area for two vehicles to rear of property withdecorative metal boundary fence and access gate to rear garden

Services

Mains electricity, mains water, mains drainage, mains gas. Not tested.

EPC Rating:78

Tenure

We are informed that the tenure is Freehold

Council Tax

Band F

All measurements are approximate. The deeds have not been inspected. Please note that we have not tested the services of any of the equipment or appliances in thisproperty. Stamp duty is not payable up to £125,000. From £125,001 to £250,000 - 2% of Purchase Price. From £250,001 to £925,000 - 5% of Purchase Price. From£925,001 to £1,500,000 - 10% of Purchase Price. From £1,500,001 onwards - 12% of Purchase Price. N.B. Stamp Duty is paid by the purchaser and not the vendor.Proceeds Of Crime Act 2002: We are obliged to report any knowledge or suspicion of money laundering to NCIS (National Crime Intelligence Service) and should areport prove necessary we are precluded from conducting any further professional work without consent from NCIS. These particulars are issued in good faith by usfrom information supplied by the vendor, but the accuracy is not guaranteed, nor will we accept responsibility for any error therein, nor shall the particulars form part ofany contract. These particulars are also issued on the understanding that any negotiations in respect of the purchase of this property shall be carried out through us.Your home is at risk if you do not keep up repayments on a mortgage or any other loan secured on it. An insurance contract may be required. Written quotationavailable upon request. Mortgages secured on property.