• Well appointed kitchen with integrated fridge freezer, dishwasher, double oven and gas hob along with plenty of wall and base units.
• Open plan kitchen / dining room with French doors leading out onto the rear garden
• Three / four double bedrooms with the principle bedroom having an ensuite shower and built in wardrobes.
• Presently, one of the spacious bedrooms is set up as a first floor sitting room
• Useful downstairs study / playroom
• Large garage with light and power with additional parking for two cars on the driveway
• Low maintenance front and rear gardens with gated side access to the enclosed rear
• The rear garden goes around the back of the garage giving an additional area of 2.1m x 6.3m. The garden measures approx' 4.7m x 9.0m
• Within walking distance of the city centre and a number of popular schools

A really well presented property which was built in 2017. Offering versatile accommodation as either a four bedroom home or a three bedroom with an additional reception room. Being offered 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 the relief road follow signs for Wookey Hole via Wookey Hole Road. Pass the turning on the right into Ash Lane and the turning on the left into Goodymore Avenue. Take the first of the two turnings on the left signposted Penleigh Road and then take the first left into Hamiltons Close. The property can be found just on the left 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

**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.