Property description

A superbly presented three bedroom, two bathroom semi-detached property, built in 2010, situated in a secure gated development of just seven houses. Benefitting from a modern and contemporary feel throughout, particular features include an impressive living room with bi-fold doors out to the private garden, a master bedroom with en-suite shower room, and two allocated off street parking spaces. Kings Yard is situated just off Shepherds Lane in the popular Rydes Hill area of Guildford and provides good access to popular local schooling, Guildford's town centre and the mainline train station.

OVERVIEW
A new development (2010) of seven, three bedroom, highly specified \"eco-friendly\" houses situated in a quiet position within two miles of Guildford s Town Centre. Each house has allocated spaces, and there is additional visitors parking. Entry to Kings Yard is via secure electronic gating.

LOCATION
Kings Yard is a new development (2010) located in the popular residential area just off Rydes Hill, just two miles outside of Guildford s town centre. There are many local shops for day to day needs, and popular schooling within easy access. The historic town centre provides an extensive array of shops and restaurants plus multi-screen cinema. Guildford s mainline station offers an excellent, fast and frequent rail service from Guildford to London Waterloo (in 38 minutes). The A3 links to the M25 motorway network, which connects with Heathrow and Gatwick international airports.

INSIDE THE PROPERTY
The heating and hot water system is via the gas fired Worcester- Bosch condenser boiler with thermostatically controlled radiators. Ceramic tiled flooring in hallway, kitchen, downstairs WC, and bathroom suites. The living room is laid to solid wood flooring, the bedrooms and first floor landing to carpet. Moulded skirting and architraves. High quality timber veneer doors with inlay and chrome ironmongery. Built in wardrobes to the master bedroom. Chrome switches and electric sockets to all rooms. Down lighters to hallway, kitchen, bathrooms, and living area. Telephone points.

ROOM DIMENSIONS
LIVING ROOM- 19 0 X 15 11 (5.8m X 4.85m) KITCHEN- 11 10 X 8 8 (3.6m X 2.65m) BEDROOM ONE- 10 6 X 10 0 (3.2m X 3.04m) BEDROOM TWO- 12 6 X 9 8 (3.8m X 2.95m) BEDROOM THREE- 10 10 X 5 11 (3.2m X 1.8m)

LIVING ROOM
An impressive 19 living space with solid wood flooring and bi-fold doors out to the private rear garden. Further light is brought in by a window to side aspect. Storage space is provided by a generous built in cupboard.

KITCHEN
The fully fitted kitchen has modern and contemporary oak cabinets with granite work surfaces and a stainless steel sink. Built in appliances by Indesit including built in oven, gas hob, and stainless steel extractor hood. Fully fitted, integrated kitchen appliances comprising washing machine, dishwasher, and fridge-freezer. Ceramic tiled flooring (continued through to hallway and downstairs WC).

BATHROOMS & EN-SUITES
Modern and contemporary family bathroom, and en-suite shower room to master bedroom. Both suites have solid walnut veneers and stylish Roca sanitary fittings. The En-suite shower room benefits from an impressive low threshold walk in shower. Ceramic tiled flooring and splash backs to bathroom and shower room.

PRIVATE REAR GARDEN
A well presented and stocked private rear garden with side gate for direct access. Mainly laid to lawn with a hard paved patio area leading from the living room. A timber decked area to the rear of the garden is ideal for outside dining. Garden shed and further external storage unit with electric point.

EXTERNAL & COMMON AREAS
Two allocated parking spaces. Established shrubbery. Communal bin store. Access to Kings Yard is via a secure electronic gate, and lit driveway. Each house has an entry telephone system.