The Market House, Mill Street, Stone, Staffordshire. ST15 8BATel: 01785 811800 www.tgprop.co.uk

81 Meadow LaneStoke-on-Trent, ST4 8DJ £420,000

The perfect family home at the heart of the Trentham Riviera! If you are seeking a spacious family home with oodles ofspace both inside and out, in a unique waterside location then this could well be 'the one'. Don't be fooled by outerappearances because there is far more to this property than meets they eye, having been extended, upgraded andimproved by the current owners to offer spacious and functional family accommodation. Exceptional living space withtwo reception rooms, large conservatory and a stunning open plan dining kitchen with bi-fold doors opening to alarge patio. Upstairs features four bedrooms with en-suite to the main bedroom and a stylish newly upgraded familybathroom. Moving to the outside you will find a large mature plot which enjoys a long canal frontage with mooringrights (subject to license), lots of space for outdoor living, two car garage and space to park a caravan or motor homesecurely behind the building line. So there you have it; the perfect family home. Buy this one before someone else

Tinsley Garner Residential Sales ● Lettings ● Management

81 Meadow LaneStoke-on-Trent, ST4 8DJ

Entrance HallSpacious reception hall with upvc partglazed front door and side light windows,oak flooring and contemporary oakstaircase with glass balustrade. Radiator.CloakroomWith white suite comprising: WC andhand basin. Radiator.Lounge 6.24 x 3.88m (20'6" x 12'9")A bright and spacious living room whichhas a bow window to the front, Frenchwindows to the rear opening to the patioand sliding patio windows leadingthrough to a large conservatory. Chimneybreast with contemporary style wallmounted electric flame effect fire, TVaerial & Sky connections. Radiator.Conservatory 5.00 x 3.40m (16'5" x11'2")A great addition to the living spaceenjoying a lovely vista over the gardensand canal. Built on a brick base with upvcdouble glazed windows and roof panels,French doors opening to the patio andceramic tiled floor with electric under floorheating. Installation for wall mounted TV.Internal door leading through to thegarage.Study / Den 4.72 x 2.66m (15'6" x 8'9")A prefect retreat from the hustle and bustleand ideal as a study or kid's den.

Window to the front of the house.Radiator.Kitchen / Dining / Family Room 7.31 x4.52m (24'0" x 14'10")The 'piece de resistance'! This fabulousmulti-functional living space could be theonly room you ever need, combiningkitchen with space for dining and casualliving. The room has been extended andfeatures a tall vaulted ceiling with skylightwindows and bi-folding patio windowsopening directly to the patio. Porcelainfloor tiling throughout with dual zoneelectric under floor heating. Tworadiators.

The kitchen is fitted with a range ofcontemporary style wall and basecupboard with grey wood effect cabinetdoors and co-ordinating black compositework surfaces with inset stainless steeldouble bowl sink unit. Full range ofintegrated Neff appliances comprising:stainless steel gas hob with matchingextractor hood and glass splash panel,eye level electric oven, fully integratedmicrowave, American style refrigerator /freezer and dish washer.Utility Room 2.18 x 1.95m (7'2" x 6'5")Part glazed door to the side of the house.Storage cupboards with work surface and

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sink unit, plumbing for washing machineand space for dryer.LandingSpacious landing with access hatch to loftspace.Main Bedroom 4.11 x 3.98m (13'6" x13'1")Large double bedroom with two windowsto the front of the house. Fitted bedroomfurniture to two walls with matchingbedside tables and chest of drawers.Radiator.En-Suite Shower RoomFitted with a white suite comprising:oversize corner quadrant showerenclosure with glass screen andthermostatic shower and wash basin invanity cupboard. Tile effect flooring.Radiator.Bedroom 2 4.14 x 3.63m (13'7" x11'11")Double bedroom with window to the frontof the house. Radiator.Bedroom 3 3.10 x 3.05m (10'2" x10'0")Window to the rear of the house withcanal view. Radiator.

Bedroom 4 3.10x 2.66m (10'2" x 8'9")Window to the rear of the house withcanal views. Radiator.Family BathroomStylish upgraded bathroom with a white

contemporary suite comprising: bath withchrome hand shower, quadrant cornershower enclosure with glass screen andthermostatic shower, semi-pedestal basinand enclosed cistern WC. Ceramic walltiling to full height and tiled floor. Insetlow energy lighting, chrome heated towelradiator.OutsideThe house occupies probably one of thelargest plots on Meadow Lane, wideningto the rear and enjoying a long canalfrontage with mooring rights available(subject to license). The sunny south-westfacing rear garden features an expansivelawn area complemented by a largeIndian stone patio which is perfect forsummer outdoor living.

Bloc paved 'horseshoe' in/out drivewaywith parking for a number of cars withdouble gates leading to a hard standingat the side of the garage which is ideal forsecurely storing a caravan, motorhome orcommercial vehicle behind the buildingline. Attached double garage withremotely operated door, light and power.General InformationServices: Mains gas, water, electricity &drainage. Gas central heating.Council Tax band DViewing by AppointmentFor sale by private treaty, subject tocontract.Vacant possession on completion.

for sale and to rent www.tgprop.co.uk

for sale and to rent www.tgprop.co.uk

IMPORTANT NOTICE: These particulars are set out as a general outline only for the guidance of intended purchasers and do not constitute, nor constitute part of, an offer or contract. All descriptions, dimensions, reference to condition and necessary permissions for use and occupation, warranties and other details are given without responsibility and any intending purchasers should not rely on them as statements of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them. The vendor does not make or give, and neither Tinsley Garner Ltd, nor any person in the employment of the company has the authority to make or give any representation or warranty whatever in relation to this property.

Energy Performance Certificate

81, Meadow Lane, STOKE-ON-TRENT, ST4 8DJDwelling type: Detached house Reference number: 0925-2818-7475-9624-8185Date of assessment: 28 March 2014 Type of assessment: RdSAP, existing dwellingDate of certificate: 31 March 2014 Total floor area: 132 m²

Use this document to:• Compare current ratings of properties to see which properties are more energy efficient• Find out how you can save energy and money by installing improvement measures

Estimated energy costs of dwelling for 3 years: £ 3,141

Over 3 years you could save £ 546

Estimated energy costs of this home Current costs Potential costs Potential future savings

Lighting £ 453 over 3 years £ 225 over 3 years

Heating £ 2,379 over 3 years £ 2,058 over 3 years

Hot Water £ 309 over 3 years £ 312 over 3 years

Totals £ 3,141 £ 2,595

You couldsave £ 546

over 3 years

These figures show how much the average household would spend in this property for heating, lighting and hotwater and is not based on energy used by individual households. This excludes energy use for running applianceslike TVs, computers and cookers, and electricity generated by microgeneration.

Energy Efficiency RatingThe graph shows the current energy efficiency of yourhome.The higher the rating the lower your fuel bills are likely tobe.The potential rating shows the effect of undertaking therecommendations on page 3.The average energy efficiency rating for a dwelling inEngland and Wales is band D (rating 60).The EPC rating shown here is based on standardassumptions about occupancy and energy use andmay not reflect how energy is consumed by individualoccupants.

Top actions you can take to save money and make your home more efficient

Recommended measures Indicative cost Typical savingsover 3 years

1 Floor Insulation £800 - £1,200 £ 262

2 Low energy lighting for all fixed outlets £85 £ 191

3 Heating controls (room thermostat) £350 - £450 £ 95

See page 3 for a full list of recommendations for this property.To receive advice on what measures you can take to reduce your energy bills, visit www.simpleenergyadvice.org.uk orcall freephone 0800 444202. The Green Deal may enable you to make your home warmer and cheaper to run.

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