• Ideal buy-to-let or a lock up and leave
• Entrance hall with airing cupboard and a utility area with plumbing for washing machine
• Double aspect living room with views to Tor Woods and a balcony with stunning views of Wells Cathedral - a perfect place for a glass of wine in the evening to watch the sun set
• Fitted kitchen with wall and base units
• Master bedroom with built-in wardrobe and en suite bathroom
• Second double bedroom with double aspect, Cathedral view and a built-in wardrobe
• Family shower room
• Electric heating
• Single garage in a block and residents' parking
• Communal gardens *N.B. Internal photos are from previous marketing*

Set on the second floor of this purpose-built building within a popular area of Wells a short level walk to the city centre. Enjoying a double aspect living room with a west-facing balcony (stunning views of Wells Cathedral) and two double bedrooms (one with en suite bathroom) and a single garage.

**Location**
Set at the end of Woodbury Avenue with a footbridge giving easy access to the city centre via Tor Furlong. Wells is the smallest city in England and offers a vibrant high street with a variety of independent shops and restaurants as well as a twice weekly market and a choice of supermarkets including Waitrose. Amenities include a leisure centre, independent cinema and a theatre. Bristol and Bath lie c.22 miles to the north and north-east respectively with mainline train stations to London at Castle Cary (c.11 miles) as well as Bristol and Bath. Bristol International Airport is c.15 miles to the north-west. Of particular note is the variety of well-regarded schools in both the state and private sectors in Wells and the surrounding area.

**Directions**
From the city centre follow signs for The Horringtons B3139 into St Thomas Street. Continue into Bath Road and take the next turning right into Woodbury Avenue. Continue to the bottom of the road and St Andrews Court can be found on the right hand side. The entrance to the communal hall is to the rear of the building.

**Material Information**
All available property information can be provided upon request from Holland & Odam. For confirmation of mobile phone and broadband coverage, please visit checker.ofcom.org.uk

**Identity Verification**
To ensure full compliance with current legal requirements, all buyers are required to verify their identity and risk status in line with anti-money laundering (AML) regulations before we can formally proceed with the sale. This process includes a series of checks covering identity verification, politically exposed person (PEP) screening, and AML risk assessment for each individual named as a purchaser. In addition, for best practice, we are required to obtain proof of funds and where necessary, to carry out checks on the source of funds being used for the purchase. These checks are mandatory and must be completed regardless of whether the purchase is mortgage-funded, cash, or part of a related transaction. A disbursement of £49 per individual (or £75 per director for limited company purchases) is payable to cover all aspects of this compliance process. This fee represents the full cost of conducting the required checks and verifications. You will receive a secure payment link and full instructions directly from our compliance partner, Guild365, who carry out these checks on our behalf.