Heol Merlin, Llanishen, Cardiff

SUMMARY
A sizeable three bedroom semi-detached family home situated within walking distance of Llanishen village with a large rear garden and plenty of off road parking. The property is within walking distance of public transport, primary and secondary schools.


DESCRIPTION
The accommodation comprises entrance hall, lounge, dining room, a modern fitted kitchen and utility / storage area to the ground floor. Three bedrooms and a modern bathroom to the first floor. There is gas heating with a combination boiler, double glazing, a good size rear garden and parking to the front of the property.

Entrance Hall 
Double glazed window to the side, stairs and cupboard housing Logic Plus combination boiler, oak effect floor, skimmed ceiling.

Lounge 14’ 7″ × 10′ 10" ( 4.45m x 3.30m )
Double glazed window to the front, radiator, television point, oak effect floor, coving to ceiling, inset spotlights.

Dining Room 8’ 10″ × 9′ 9" ( 2.69m x 2.97m )
Double glazed French doors to the rear garden, part open plan to the kitchen, radiator, laminate floor, coving to ceiling.

Kitchen 10’ 2″ × 13′ 7" ( 3.10m x 4.14m )
Double glazed window to the rear, modern fitted wall and base units, inset sink unit, display cupboards, pantry, laminate floor, inset electric oven, cooker hood, radiator, tiled floor.

Utility Room 6’ 10″ × 12′ 5" ( 2.08m x 3.78m )
Double glazed door to the front and rear, plumbing for washing machine, fitted work top and shelving, vinyl floor.

Landing 
Double glazed window to the side, fitted storage, loft access, oak effect floor, skimmed ceiling.

Bathrooom 5’ 8″ × 6′ 6" ( 1.73m x 1.98m )
Double glazed window to the side. A modern white suite comprising vanity unit with inset basin and mixer tap, panelled bath with mixer tap and electric shower, w.c, extractor fan, tiled walls, vinyl floor, radiator.

Bedroom One 12’ 10" max x 12’ ( 3.91m max x 3.66m )
Double glazed window to the front, radiator, oak effect floor, coving to ceiling, inset spotlights.

Bedroom Two 14’ 8″ × 8′ 4" ( 4.47m x 2.54m )
Double glazed window to the rear, fitted wardrobe, oak effect floor, radiator.

Bedroom Three 8’ x 9’ 1" ( 2.44m x 2.77m )
Double glazed window to the front, overstair storage cupboard and stairwell, radiator, oak effect floor.

Front 
Good size frontage providing parking, water tap, enclosed by walling.

Rear 
Large lawned rear garden enclosed by fencing, garden shed, patio area.



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale. 2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property. 3. The measurements indicated are supplied for guidance only and as such must be considered incorrect. 4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase. 5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER PETER ALAN NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.

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