Victoria Road, Gorleston, NR31 6ED

**Guide Price £400,000 to £450,000** Situated in a most sought after area of Gorleston only yards from the seafront and beach whilst being close to schools for all age groups and the James Paget University Hospital with regular bus routes close by offering services into Great Yarmouth, Lowestoft and Norwich.

We offer this attractive bay fronted extended 4 bedroom semi detached family residence which enjoys the benefits of oil fired central heating and upvc double glazing.

The accommodation includes reception hall, cloakroom, 26ft lounge/diner, rear lounge/garden room, kitchen/breakfast room. To the first floor is a 2 way landing, 4 bedrooms, bathroom and separate WC.

Outside to the rear is a good size enclosed West facing garden mainly laid to lawn. Outside to the front is a resin laid driveway.

In further detail the accommodation comprises of the following: Entrance Porch   Opaque upvc windows to front and side aspect, tiled flooring, further glazed door to: Reception Hall   Coving, ceiling light, power points, radiator, wood effect laminate flooring, under stairs storage cupboard housing the electrics and light.

From reception hall door to: Cloakroom   Smooth plastered ceiling, ceiling spot lights, opaque upvc window to side aspect, half tiled walls, wood effect laminate flooring, hand basin with mixer tap, cupboard under, low level WC.

From cloakroom door to: Study   13' 11'' x 7' 11'' (4.24m x 2.41m) Smooth plastered ceiling, ceiling spot lights, upvc window to front aspect, additional upvc window to side aspect, wall mounted electric panel heater, power points, wood effect laminate flooring, stainless steel sink and drainer unit with mixer tap, adjoining work surface with cupboards under, upvc entrance door providing front access.

From reception hall door to: Lounge/Diner - Lounge Area   14' 0'' into bay x 12' 5'' max (4.26m x 3.78m) Smooth plastered ceiling, coving, ceiling light, picture rail, upvc bay window to front aspect, radiator under, power points, fire place, wall mounted Honeywell thermostatic control.

Dining Area   12' 0'' x 11' 11'' (3.65m x 3.63m) Smooth plastered ceiling, coving, ceiling light, picture rail, 2 x radiators, power points, laminated flooring.

From dining area through to: Rear Lounge/Garden Room   17' 6'' x 11' 2'' (5.33m x 3.40m) Ceiling lights, high level window to side aspect, radiator, power points, wood effect laminate flooring, Virgin telephone point, upvc double glazed window over looking rear garden, upvc double glazed double doors providing access to rear garden, telephone WIFI point.

From rear lounge/garden room glazed door to: Kitchen/Breakfast Room   22' 11'' narrowing to 8' 1" x 15' 4'' narrowing to 8' 10" (6.98m x 4.67m) Ceiling lights, upvc window over looking rear garden, upvc entrance door providing side access, stainless steel sink and a half bowl unit with mixer tap, work surfaces with a range of cupboards and drawers under, plumbing for washing machine, recess space for fridge, tiled surrounds, power points, further work surfaces with cupboards and drawers under, recess space for electric cooker, tiled surrounds, range of matching wall mounted units, wood effect vinyl flooring, free standing Therm Econ oil fired boiler, standing space for American style fridge freezer, internal window to rear aspect, additional high level internal window to side aspect, additional access from reception hall via sliding door.

First Floor Landing   Ceiling light, access to loft, radiator, built-in airing cupboard housing insulated copper cylinder with immersion heater and ceiling light, slatted shelving.

Off landing door to: Bedroom 1   14' 2'' into bay x 10' 9'' (4.31m x 3.27m) Smooth plastered ceiling, ceiling light, upvc bay window to front aspect, power points, radiator, range of built-in wardrobes.

Off landing door to: Bedroom 2   12' 1'' x 11' 11'' (3.68m x 3.63m) Smooth plastered ceiling, coving, ceiling light, upvc window over looking rear garden, radiator under, power points, fitted wardrobes with dressing table recess and high level cupboards over.

Off landing door to: Bedroom 3   12' 0'' x 8' 4'' (3.65m x 2.54m) Partly pitched ceiling, ceiling light, upvc double glazed window to front aspect, radiator under, power points.

Off landing door to: Bedroom 4   8' 9'' x 8' 1'' (2.66m x 2.46m) Smooth plastered ceiling, ceiling light, upvc window over looking rear garden, radiator, power points.

Off landing door to: Bathroom   8' 9'' x 7' 2'' (2.66m x 2.18m) Artex ceiling, coving, ceiling light, opaque upvc window to rear aspect, electric shaver point, chrome effect heated towel rail, extractor fan to ceiling, panel bath with mixer tap, tiled and splash board surround, hand basin with mixer tap, cupboards under, separate corner shower cubicle.

Off landing door to: Separate WC   Smooth plastered ceiling, ceiling light, opaque upvc window to front aspect, half tiled walls, low level WC.

Outside   To the front: Resin laid driveway, privet hedging, outside light, timber gate providing side access.

To the side: Covered access, outside lighting, tiled flooring, timber gate providing access to the front, timber gate providing access to the rear, free standing oil storage tank.

From side area timber stable gate to enclosed West facing rear garden comprising of lawn, patio, mature shrubbery borders, timber and brick built summer house with double doors, panel fencing surround, corner timber and felt garden shed with power connection, timber hand gate to further garden area ideal for fruit and vegetable growing.

Council Tax   Band D Services   Oil fired heating, 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.