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Query regarding 31 Palace Road, Llandaff, Cardiff, CF5:
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A SEMI-DETACHED EDWARDIAN RESIDENCE WITH A LUXURIOUS INTERIOR, LOCATED IN THIS HIGHLY REGARDED RESIDENTIAL ROAD.

THE LOCATION

Palace Road is situated in a quiet and highly sought after residential area 21/2 miles from

Cardiff City Centre and within walking distance of the Cathedral City of Llandaff. The area is noted for its excellent schools in both the public and private sector, for example Howells, The Cathedral School, and Bishop of Llandaff. The conservation areas of Llandaff and Pontcanna offer an abundance of parks and green areas with Llandaff Fields, Pontcanna Fields and Bute Park all within a short walk. There are a host of recreational activities in the vicinity, for example the Glamorgan County Cricket Club, The Welsh Institute of Sport, Cardiff Riding School and Llandaff Rugby Club and Llandaff Rowing Club. Communications are excellent with the A48, Western Avenue and A470, Manor Way, providing fast access to the M4 and onto the national motorway network. Cardiff is on the intercity rail network (London Paddington two hours). There are frequent bus services into the city with a bus stop within a short walk. Cardiff and Bristol international airports are readily accessible by road.

THE PROPERTY

31 Palace Road is a Semi-detached Edwardian residence, benefiting from many of the original features, combined with contemporary decoration to create a stylish living environment. The current owners have retained the charm and character of the original house, whilst complementing it with an excellent contemporary specification. One of the main features is the superb kitchen/dining room with glass structure opening onto the terrace.

Entrance Porch:

Patterned Quarry tiled floor, moulded skirting, storm door with top stained leaded light over, inset ceiling spot light, half reeded glazed door to: -

Reception Hall:

23'0'x8'0' With patterned Quarry tiled floor, moulded skirting, central heating radiator with cover, large window to side, fitted coving, picture rail, period staircase leading to first floor with mahogany newel post, cloaks recess under stairs, access to cellar storage.

Drawing Room:

18'9 (5.72m) x 21'8 (6.60m) Sash bay window to front, top stained leaded lights, half panelled walls, power points, two central heating radiators with covers, picture rail, period mahogany fireplace surround with cast iron tiled insert on tiled hearth with Living Flame coal effect gas fire, power points, panelled door to hallway.

Music Room:

16'7 (5.05m) x 14'8 (4.48m) Stripped and varnished floorboards, sash bay window to side, top stained leaded lights, half wood panelled walls in Oak, matching skirting, central heating radiator with Oak radiator cover, power points, fitted coving, picture rail, ornamental period Alabaster fireplace, marble insert and hearth, panelled door to hallway.

Sitting Room:

17'9 (5.4m) x 11'1 (3.38m) Oak stripped flooring, moulded skirting, fitted coving, picture rail, power points, TV point, period cast iron fireplace with tiled insert, tiled hearth with Living Flame gas fire, central heating radiator, access to kitchen, rear half glazed door with matching screen either side leading to: -

Conservatory/Study:

12'6 (3.82m) x 6'5 (1.97m) PVCu double glazed roof and doors, moulded skirting, power points, TV aerial, central heating radiator, wall light points, ceramic tiled flooring, access to rear patio and garden.

Inner Hallway:

Contemporary pebble tiled floor, moulded skirting, fitted coving, picture rail leading to:

Kitchen/Dining Room:

27'1 (8.26m) x 12'2 (3.71m) Double bowl sink unit, monobloc taps, full range of solid beech wall and base units incorporating drawers and wine rack, aluminium door poles, stainless steel six-ring double oven gas range, extractor fan over, integrated stainless steel dishwasher, integrated wine cooler, integrated stainless steel espresso centre coffee maker, granite working surfaces and splashbacks, central heating radiator, sash window to side -

Dining Room:

PVCu double glazed roof over, pelmets to three walls with inset spot lights, full length PVCu double glazed concertina doors leading to rear patio and garden, central heating radiator, limestone style flooring tiles, stain leaded light unit to inner hallway.

Utility Room/Cloakroom:

8'0'x7'2' Space for washing machine, wall hung WC, wash hand basin, mosaic tiled walls, ceramic tiled floor, fitted coving, picture rail, sash window to rear, power points, panelled door.

Original staircase

with Mahogany newel posts and handrail leading to:-

First Floor

Landing:

13'6'x8'0' Two sash windows to side, moulded skirting, fitted coving, central heating radiator.

Principle Bedroom:

18'8 (5.69m) into bay x 20'1 (6.12m) plus en-suite Sash bay window to front, central heating radiator, power points, full range of custom-made fitted wardrobes across one wall, fitted coving, moulded skirting, telephone point. En-suite Shower room: Enclosed shower cubicle with tempered glass sliding screens, double shower head, low level WC, square wash hand basin, central heating radiator, half tiled walls, window to front.

Bedroom Two:

16'0'x11'4' Three sash windows to side, fitted coving, moulded skirting, central heating radiator, period fireplace with white surround,cast iron tiled insert and hearth, recessed cupboards with shelving, panelled door.

Inner Landing:

central heating radiator, moulded skirting.

Bedroom Three:

16'6'x10''2 Sash window to rear, moulded skirting, open fireplace, range of fitted wardrobes, central heating radiator, power points, panelled door.

Family Bathroom:

8'6'x8'0' Contemporary style white bathroom suite comprising square wash hand basin with monobloc taps, matching WC and bath, ceramic tiled floor, half tiled walls, window to rear, central heating radiator, inset ceiling spotlights, recessed airing cupboard.

Bedroom Four:

12'8'x12'9' Sash window to side, PVCu double glazed window to rear, moulded skirting, inset ceiling spotlights, loft access, power points.

En-Suite Shower room:

Shower cubicle with curved tempered glass screen, low level WC, wash hand basin, ceramic tiled floor, ceramic tiled walls, window to side, ceiling spotlights, panelled door.

Original staircase

with Mahogany newel posts and handrail leading to:-

Second Floor

Landing:

17'6'x8'0' Central heating radiator, sash window to side, spotlights, loft access.

Bedroom Five:

20'8'x15'2' Three sash windows to front, moulded skirting, power points, central heating radiator, period iron fireplace with tiled insert, tiled hearth, Living Flame coal effect gas fire, panelled door.

Dressing Room:

13'6'x7'0' Oak flooring, oak skirting, full range of custom made hanging and shelving units, inset ceiling spotlights, power points, panelled door.

Bathroom:

12'8'x10'2' Four piece suite comprising contemporary bath with freestanding monobloc taps and shower attachment, low level WC, wash hand basin, walk-in shower cubicle with tempered glass and aluminium screens, chrome towel rail, sash window to rear, fully tiled walls and floor, built-in Beech corner cupboard.

Bedroom Six:

16'4'x13'9' Three sash windows to side, moulded skirting, inset ceiling spotlights, power points, TV point, telephone point, central heating radiator, panelled door.

Outside:

Front Garden:

Laid to lawn bordered with hedge.

Rear Garden:

Driveway with parking for two cars, Single garage, rear patio, rear garden laid to lawn with mature trees, plants and shrubs.

LOCAL AUTHORITY

Cardiff Council.

COUNCIL TAX

The property is listed in Band I.

FIXTURES AND FITTINGS

Only those items known as fixtures and fittings will be included in the sale. Certain items such as curtains and electricals may be available by separate negotiation. Carpets to remain.

TENURE

We are informed by the vendor that the property is Freehold.

VIEWING

Strictly by appointment with the agents.