22, Knoll Gardens, Carmarthen, SA31 3EJ

Situated on a mature residential development, this well-presented semi-detached house enjoys a convenient location just a short drive from Carmarthen town centre and within walking distance of the University of Wales Trinity St David's and Model Primary School.

The accommodation offers a modern open-plan layout on the ground floor, comprising an entrance porch leading into the hallway, kitchen/dining room, and living room, with an open-tread staircase leading to the first floor.

Upstairs, there are three bedrooms and a shower room, providing comfortable family accommodation. The property benefits from double-glazed windows and gas-fired central heating throughout.

Externally, there are gardens to both the front and rear, together with the added advantage of a garage.

An ideal home for families, first-time buyers, or investors seeking a conveniently located property close to local amenities and educational facilities.

Accommodation The accommodation of approximate dimensions is arranged as follows: Entrance Hallway (1.51m x 2.03m (4'11" x 6'7")) UPVC front entrance door, glazed door leading into the reception hallway.

To the rear of the hallway is a utility area where you have plumbing for washing machine and exterior door to rear.

Reception Hallway With storage cupboard, open tread staircase to first floor and opening out into the kitchen and living room Living Room (5.34m x 2.45m inc to 2.92m (17'6" x 8'0" inc to 9') 2 Windows to front elevation and radiator.

Kitchen/Dining Room (5.34m x 3.43m (17'6" x 11'3")) The kitchen is fitted with an excellent range of modern wall and base units incorporating a 1.5 bowl single drainer stainless steel sink unit, electric hob with extractor over, eye level oven and grill, breakfast bar and windows to side and rear.

2 radiators and exterior door to rear. First Floor Landing with access to loft space, airing cupboard housing the 'Vaillant' gas boiler. Doors off to .......

Bedroom 1 (5.34m x 2.47m inc to 3.04m (17'6" x 8'1" inc to 9') 2 Windows to front and radiator. Bedroom 2 (2.85m x 1.98m inc 2.89m (9'4" x 6'5" inc 9'5")) Window to rear and radiator.

Bedroom 3 (3.03m x 2.22m (9'11" x 7'3")) Window to rear and radiator. Shower Room Shower enclosure with tiled walls and shower fitment, WC and wash hand basin, heated towel rail and window to side.

Garage With up and over door and side access door to garden. Externally To the front of the property is a lawned garden enclosed by a low wall boundary.

A pathway to the side, complemented by decorative stone chippings, leads through a gated access to the rear garden.

The rear garden enjoys a further lawned area together with a patio, providing an ideal space for outdoor seating and entertaining, and also benefits from access to the garage.

Services Maine water, electric, drainage and gas Council Tax We are advised that the Council Tax Band is C Floor Plans Any floor plans provided are intended as a guide to the layout of the property only and dimensions are approximate.

Nb These details are a general guideline for intending purchasers and do not constitute an offer of contracts.

Have visited the property, but have not surveyed or tested any appliances, services, drainage etc.

The sellers have checked and approved the sale particulars, however, purchasers must rely on their own and/or their surveyors inspections and their solicitors enquires to determine the overall condition, size and acreage of the property, and also any planning, rights of way, easements or other matters relating to the property.

Offer Procedure All enquires and negotiations to We have an obligation to our vendors to ensure that all offers made for the property can be substantiated and we may in some instances ask for proof of funds and mortgage offers.

As part of our obligations under the Money Laundering Regulations we will require 2 forms of identification, one being photographic i.e passport or driving license and the other a utility/council tax bill, credit card bill or bank statement or any form of Id, issued within the previous 3 months, providing evidence of residency and the correspondence address .

We also conduct an online search. Contact Numbers 104 Lammas Street Carmarthen SA31 3AP Telephone Number Out of Hours e mail [email protected]