• Top floor two bedroom, one bathroom flat +
• Leafy treetop views from every window +
• Excellent condition throughout +
• Allocated parking space for one vehicle at the front of the property +
• Close to local amenities, schools and transport links +
• Chain free +

Walking into the entrance hall of School Meadow, number 15 is positioned alone on the top floor. This provides a real sense of peace and privacy as you walk through the front door. The open plan kitchen, dining and living room is filled with natural light through the rooftop windows that also create a sense of character to this room. The kitchen is well equipped, with wall and base units for ample storage, an oven/hob, plus space for a tall fridge/freezer and washing machine. Both bedrooms, one being a double and the second a single, have leafy outlooks and the spacious family bathroom includes an integrated bath and shower in its three-piece suite. Two cupboards are conveniently located along the hallway, which are ideal for storing outdoor attire.

School Meadow is tucked away in a quiet residential pocket just off Egerton Road, placing you at the heart of West Guildford's education, health, and business hub. It is within a 15 minute walk to the University of Surrey, five minutes to Surrey Research Park and just 0.4 miles to Royal Surrey hospital. Guildford mainline train station is 1.4 miles away which provides a quick service to London Waterloo. With regular bus services from Egerton Road into town, access to the train station and Guildford town centre is a breeze. Furthermore, with one parking space out the front of the property, the A3 access is less than a mile away, providing links to the M25 and South Coast. Being close to St Joseph's Catholic Primary School, Wood Street Village Infant and Nursery School, and Rydes Hill Preparatory School is a real benefit, as they have an excellent reputation, along with Kings College for Secondary.

Additional Information:
- Council Tax Band: C
- EPC Rating: TBC
- Tenure: Leasehold
- Length of Lease: 105 years
- Annual Service Charge: £1920.96 per year
- Annual Ground Rent: £0
- Source of Heating: Electric (Eco 7 storage heaters and Eco 7 Electric boiler )
- Source of water supply: Mains (Supplier: Affinity Water)
- Primary arrangement for sewage: Mains (Thames Water)
- Mobile signal/coverage: Signal strength (0-4) EE: 3, Three: 2, O2: 4, Vodafone: 4 Lebara: 4
- Broadband coverage: 97
- Parking: 1 x allocated parking space