Situated in the highly sought after location of Yelland within close proximity of the popular beachside village of Instow and the Tarka Trail is this extended 3 Bedroom link-detached family home situated on a corner plot with a well-maintained, south-facing rear garden, a large tarmac driveway with parking for 3-4 vehicles in addition to the Single Garage and enjoying distant views across the Estuary to Braunton Burrows.

Internally, the property benefits from a UPVC double glazed Entrance Porch leading to the Entrance Hall which gives access to the Lounge and the Kitchen / Dining Room. The Kitchen / Dining Room is a semi open-plan room which overlooks the south-facing rear garden and is the perfect room for entertaining and spending time with family and friends. The Dining Room gives access to the Conservatory and a large Utility Room which has ample space for an office desk and, in turn, gives access to the Lobby with doors to the Cloakroom and Garage. The Ground Floor also boasts a lovely, light, dual aspect 'L' shaped Lounge with French doors opening onto the south-facing rear garden.

The First Floor Landing enjoys views towards the Estuary and Braunton Burrows and has a storage cupboard housing the newly installed gas fired combination boiler. There are 2 light, well-proportioned double Bedrooms overlooking the rear garden, a single Bedroom which is currently used as a Home Office, and a modern family Bathroom.

To the front of the property is a tarmac driveway providing off-road parking for 3-4 vehicles. A pathway leads to the side of the property with access to the rear garden. To the rear of the property is a lovely, well maintained, south-facing garden having a large lawn, mature trees and shrubs, a paved patio area to enjoy the sunshine, 2 storage sheds, a Summerhouse and a timber-built and insulated Studio / Home Office.

This property is a must view to appreciate the size of the plot and the modern living space.

Entrance Porch    Of UPVC double glazed construction. Vinyl flooring.

Entrance Hall    Stairs rising to first Floor with understairs storage. Built-in storage cupboard. Radiator, power points, telephone point, fitted carpet.

Lounge 15'1" x 13'11" (4.6m x 4.24m). A spacious, dual aspect 'L' shape room with UPVC double glazed French doors opening to the south-facing rear garden and UPVC double glazed window to front elevation. Radiator, power points, TV point, fitted carpet.

Kitchen 11'7" x 8'9" (3.53m x 2.67m). A modern fitted Kitchen with matching wall and floor units with worktop over and inset 1.5 bowl stainless steel sink and drainer with tiled splashbacking. Space for gas cooker and fridge / freezer. Vinyl flooring. Archway through to Dining Room.

Dining Room 12'2" x 10'1" (3.7m x 3.07m). UPVC double glazed window overlooking the south-facing rear garden and UPVC double glazed sliding door to Conservatory. Radiator, power points, fitted carpet.

Conservatory 9'10" x 4'3" (3m x 1.3m). Of UPVC double glazed construction with sliding door opening to the south-facing rear garden. Power points, vinyl flooring.

Utility Room / Office 9'10" x 7'3" (3m x 2.2m). Fitted wall and floor units with worktop over and inset stainless steel sink and drainer with tiled splashbacking. Space and plumbing for washing machine. Radiator, power points, fitted carpet. UPVC double glazed window to rear elevation. Door to Lobby.

Lobby    Door to Cloakroom. Door to Garage.

Cloakroom    Modern 2-piece suite comprising hand wash basin with tiled splashbacking and WC. Extractor fan, vinyl flooring.

Garage 15'8" x 7'11" (4.78m x 2.41m). With up and over door. Power points, consumer unit, utility meters.

First Floor Landing    UPVC double glazed window to front elevation enjoying views across the Estuary to Braunton Burrows. Built-in airing cupboard housing newly installed gas fired combination boiler. Power points, fitted carpet.

Bedroom 1 14'9" x 8'8" (4.5m x 2.64m). A large and light double Bedroom with UPVC double glazed window overlooking the south-facing rear garden. Radiator, power points, fitted carpet.

Bedroom 2 10'11" x 8'7" (3.33m x 2.62m). A well-proportioned and light double Bedroom with UPVC double glazed window overlooking the south-facing rear garden. Radiator, power points, fitted carpet.

Bedroom 3 7'9" x 6'2" (2.36m x 1.88m). A single Bedroom with UPVC double glazed window to front elevation enjoying views across the Estuary to Braunton Burrows. Radiator, power points, fitted carpet.

Bathroom 6'1" x 6' (1.85m x 1.83m). Modern 3-piece suite comprising panelled bath with shower screen and electric shower over in a fully tiled surround, WC and hand wash basin with tiled splashbacking. Heated towel rail, extractor fan, spot lights, vinyl flooring. UPVC double glazed obscure window.

Studio / Office 11'5" x 7'5" (3.48m x 2.26m). A timber-built and fully insulated building with 2 windows. Power points, consumer unit, fitted carpet, telephone point.

Outside    To the front of the property is off-road driveway parking for 3-4 vehicles leading o the Single Garage. A pathway leads to a side gate giving access to the south-facing rear garden.

To the rear of the property is a lovely, well-maintained, south-facing, private garden laid to lawn and patio with mature trees and shrubs and patio pathways. There is a Summerhouse and 2 large Storage Sheds.

Useful Information    New boiler installed in May 2023 (with a 7-year warranty)
The loft space is mainly boarded



Directions

From Barnstaple Town Centre, proceed up Sticklepath Hill. At the mini roundabout, take the second exit onto Bickington Road / A3125. At the next roundabout, take the second exit signposted Bickington / Fremington onto Bickington Road. Continue through the village of Bickington and onto Fremington via Mill Hill and Church Hill. Continue onto Yelland Road and take the left hand turning signposted Ballards Crescent. Turn immediately right and follow the road into Ballards Way to where number 6 will be found on your right hand side with a numberplate clearly displayed.