• Private entrance lobby with stairs to the first floor
• Sitting room with access to a private, south facing balcony
• Fitted kitchen with a cupboard containing a gas fired boiler supplying central heating and hot water
• Double bedroom with a double aspect
• Well presented bathroom with electric shower over the bath
• Private garden to the side of the property
• Useful outside store
• Very central location yet very quiet at the end of a cul de sac
• No onward chain complications

A first floor flat apartment with its own private entrance and garden. Set at the end of a cul de sac and within a short walk of the city centre this would be a great first time purchase, buy-to-let or downsize property. It would also be ideal as a "lock up and leave". 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 city centre pass the entrance to Tescos on your left hand side. Just after the Cheddar Valley Inn turn right into Westfield Road. Take the next turning right into Melrose Avenue and then right again into Valley Close and the property can be found at the end of the cul de sac.

**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.