• Smart kitchen dining room which has been extended to create a really sociable area ideal for family gatherings.
• The kitchen has an integrated single oven with gas hob, Neff dishwasher, and washing machine. There is also an island offering further storage and worktop space.
• Generous double aspect sitting room with plenty of room for large furniture.
• Downstairs cloakroom and under stairs cupboard
• Dual aspect principal bedroom with ample space for additional furniture. The ensuite shower room is again presented in great order and comprises toilet, wash handbasin and walk in double shower.
• Bedroom two is another double room also being dual aspect while bedroom three is a little smaller but can still comfortably accommodate a double bed and wardrobe
• The family bathroom comprises bath, toilet and wash handbasin
• The rear garden has a pergola and area of decking along with low maintenance artificial grass and a hot tub. There is also side access
• Driveway parking and garage with light and power. Additional external power sockets in situ.
• New boiler installed in 2025

An incredibly well presented three bedroom detached home with stylish garden room extension. It is extremely light throughout and has a real feeling of space. It has been well maintained by the present owners and has a low maintenance garden, garage and driveway parking.

**Location**
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 Wells High Street follow signs towards Glastonbury into Priory Road. At the Sherston roundabout take the second exit. Take the first turning left into Wand Road and the follow the road bearing to the left. The property can be found on the right hand side as the road bends right.

**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.