• Ideal for a first time buyer or someone looking to downsize
• Good sized kitchen
• Communal entrance hall with door entry system
• Bathroom with wash handbasin, WC and bath with shower over
• Two really spacious double bedrooms
• Large double aspect sitting room
• Outside storeroom
• Use of communal gardens
• Close to local shops

A spacious two bedroom first floor flat in need of modernisation. A short level walk to Wells City centre and all of it's amenities. Use of communal grounds. Being offered on a "sold as seen" basis with no onward chain.

**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 proceed into Broad Street and into Priory Road. Turn right into Princes Road and at the traffic lights turn left into Tucker Street. Proceed straight over the traffic lights and then take the next turning right into Balch Road where the property can be found on the right hand side.

**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