2, Mill Road, Exeter, EX2 6LH

*** viewings to commence Monday 20th July 2026 *** A rare opportunity to acquire a delightful semi detached cottage situated in a highly desirable convenient location within close proximity to local amenities, riverside walks, major link roads and easy access into Exeter city centre.

Well presented characterful accommodation with two separate staircases. Three good size bedrooms with ensuite shower room to guest bedroom. First floor family bathroom.

Characterful sitting room with wood burning stove. Modern kitchen/breakfast room. Dining room. Gas central heating. Attractive enclosed easy to maintain rear garden enjoying south westerly aspect.

Private driveway. A lovely family home. Viewing highly recommended.

Accommodation in detail comprises (All dimensions approximate) Part obscure glass panelled front door leads to: Sitting room 18’0” (5.49m) maximum x 14’4” (4.37m). A spacious characterful room.

Exposed brick fireplace, raised hearth, inset wood burning stove and wood mantel over. Radiator. Telephone point. Television aerial point. Exposed wood ceiling beams. Inset LED spotlights to ceiling.

Smoke alarm. Two windows to front aspect. Exposed wood panelled door leads to: Kitchen/breakfast room 14’0” (4.27m) x 9’10” (3.0m).

A modern kitchen fitted with a range of matching base, drawer and eye level cupboards with concealed lighting. Wood effect roll edge work surfaces incorporating breakfast bar.

Fitted double oven/grill. Four ring electric hob with glass splashback and filter/extractor hood over. 1½ bowl sink unit with single drainer and modern style mixer tap. Integrated dishwasher.

Integrated fridge. Integrated washing machine. Double width larder cupboard. Tiled floor. Inset LED spotlights to ceiling. Double glazed window to rear aspect with outlook over rear garden.

Composite door with inset double glazed panel provides access and outlook to rear garden. Doorway opens to: Inner lobby Cloak hanging space. Oak wood effect flooring. Window to rear aspect.

Opening to: Dining room 13’0” (3.96m) maximum x 10’6” (3.20m). Radiator. Stairs rising to first floor. Inset LED spotlights to ceiling. Understair storage cupboard. Oak wood effect flooring.

Double glazed double opening French doors providing access and outlook to rear garden.

From sitting room, exposed wood panelled door leads to stairs in turn leading to: First floor landing Access to roof space. Inset LED spotlights to ceiling. Smoke alarm.

Door to: Bedroom 1 11’0” (3.35m) x 11’4” (3.45m). Radiator. Double glazed window to front aspect. From first floor landing, exposed wood panelled door leads to: Bathroom 8’0” (2.44m) x 5’10” (1.78m).

A matching white suite comprising panelled bath. Low level WC. Wash hand basin. Quadrant tiled shower enclosure with fitted mains shower unit. Heated ladder towel rail.

Inset LED spotlights to ceiling. Range of shelved storage cupboards. Inset LED spotlights to ceiling. Double glazed window to front aspect.

From first floor landing, exposed wood door leads to: Inner landing Inset LED spotlights to ceiling. Opening to: Bedroom 2 10’8” (3.25m) excluding wardrobe space x 8’0” (2.44m).

Again a characterful room with pitched ceiling with exposed roof timbers. Built in wardrobe with four drawers beneath and adjoining fitted shelving. Radiator.

Airing cupboard, with fitted shelving, housing boiler serving central heating and hot water supply.

Double glazed window to rear aspect with fine outlook over neighbouring area, parts of Exeter and countryside beyond.

From dining room, stairs lead to: First floor bedroom 3/guest bedroom/studio room 15’10” (4.83m) maximum x 10’8” (3.25m). A great room to provide a number of uses. Radiator.

Inset LED spotlights to part sloped ceiling. Double glazed Velux window to part sloped ceiling. Smoke alarm. Double glazed window to front aspect.

Exposed wood panelled door leads to: Ensuite shower room A modern matching white suite comprising tiled shower enclosure with fitted mains shower unit. Low level WC.

Wall hung wash hand basin with tiled surround. Tiled floor. Heated ladder towel rail. Extractor fan. Double glazed Velux style window to part sloped ceiling.

Outside To the rear of the property is a delightful enclosed easy to maintain garden enjoying a south westerly aspect whilst mostly laid to decorative paving and artificial turf.

Raised flower/shrub beds. Timber shed/bike store. External power points, water tap and lighting.

The rear garden is enclosed to all sides whist a rear gate provides immediate access to private driveway providing parking for one vehicle.

Tenure Freehold Material information Construction Type: To be confirmed Mains: - Water, drainage, electric, gas Heating: Gas central heating Mobile: Indoors – Current data from Ofcom website: Mobile: Outdoors – Current data from Ofcom website: Broadband: Current data from Ofcom website: Flood Risk: Current data can be found on the website: Mining: No risk from mining Council Tax: Band D (Exeter) directions Proceeding out of Exeter along Topsham Road continue along, passing the County Hall, and continue straight ahead.

Proceed along and take the right hand turning into School Lane, continue down this then connects to Mill Road where the property in question will be found on the left hand side adjacent to the Tally Ho public house viewing Strictly by appointment with the Vendors Agents.

Agents note The information given in these particulars is intended to help you decide whether you wish to view this property and to avoid wasting your time in viewing unsuitable properties.

We have tried to make sure that these particulars are accurate, but to a large extent we have to rely on what the seller tells us about the property.

We do not check every single piece of information ourselves as the cost of doing so would be prohibitive and we do not wish to unnecessarily add to the cost of moving house.

Once you find the property you want to buy, you will need to carry out more checks into the property than it is practical or reasonable for an estate agent to do when preparing sales particulars.

For example, we have not carried out any kind of survey of the property to look for structural defects and would advise any homebuyer to obtain a surveyor’s report before exchanging contracts.

If you do not have your own surveyor, we would be pleased to recommend one.

We have not checked whether any equipment in the property (such as central heating) is in working order and would advise homebuyers to check this.

You should also instruct a solicitor to check all legal matters relating to the property (e.g.

Title, planning permission, etc.) as these are specialist matters in which estate agents are not qualified. Your solicitor will also agree with the seller what items (e.g.

Carpets, curtains, etc.) will be included in the sale.

Please be aware that all measurements within these particulars are recorded with a sonic tape, and whilst every effort has been taken to ensure their accuracy potential purchasers are recommended to satisfy themselves before entering a contract to purchase.

Agents note money laundering policy Samuels Estate Agents are committed to ensuring that it has adequate controls to counter money laundering activities and terrorist financing activities, in line with the Money Laundering Regulations 2007.

Any prospective purchaser will be required to show proof of funds and identification. We ask for your cooperation on this matter in order that there will be no delay in the transaction.

EPC rating: C (75)