Merlin Grove, Bolton

Karen Ritchie Estates are delighted to be instructed with the sale of this spacious, three bedroom terraced property, the perfect choice for the growing family. Ideally located within the highly sought after residential district of Smithills this fully ready to occupy home is well positioned to take advantage of a wealth of local amenities to include shops, reputable schools, places of worship and all major commuting links. Sitting on the doorstep of some beautiful semi rural surroundings- The Doffcocker Nature Reserve, Moss Bank Parklands and the historic Smithills Hall Estate there are a number of country walks and outdoor activities for all the family to enjoy.
This desirable end terrace property offers very well proportioned living accommodation throughout and has been maintained in excellent order . The property has been the loving family home of its current vendors for almost 40 years and the time is now right to pass to new ownership to recreate that same warm environment. Its will appeal to a wide range of homeowners, perfect for the first time buyer looking for future expansion room, the growing family in need of additional facilities, those looking to down size but remain in this popular location or to acquire as a buy to let investment home.
In fully ready to occupy condition we strongly recommend early viewing to avoid disappointment.

Ground Floor
To the front the property is framed with a small paved garden enclosed by a dwarf brick wall and entrance to the home is via a gated pathway. Enter through the partially glazed composite door into a vestibule porch which promotes additional warmth and security to the body of the home. The welcoming hallway, fitted with wood effect laminate flooring, boasts tall ceiling height trimmed with the original period decorative coving and gives access to all reception space on the lower floor.
The principal family room of good dimension is positioned to the front aspect, a large bay window further enhances the feel of light and space, carpet flooring provides additional comfort and the room is complete with an electric fuelled coal effect fire set within a feature surround.
A second reception room of equally good size is located to the rear of the property, this quiet and cosy family environment benefits from the sunshine throughout the day. The room offers good ceiling height trimmed with a decorative coving, spotlight ceiling and is fitted with a wood effect laminate flooring extending from the entrance hallway.
A self contained kitchen sits adjacent to reception room two. The facility houses a range of floor and wall mounted units in a painted, sage green finish with contrasting worksurfaces and black tone accessories. A contemporary style resin sink unit with sprung mixer tap is set beneath a window overlooking the outdoor space to the rear which provides a stream of natural light and ventilation to the room. Plumbing is in place to accommodate a variety of applications, the kitchen benefits from part tiled wall elevations, contrasting tiled flooring and a door located in this area gives access to the rear of the property.
Understairs storage has been created for convenience, the home is double glazed and central heated throughout, additionally the property benefits from Hive heating control.

First Floor
Stairs neatly tucked away in the entrance hall give access to the bedroom and bathroom facilities.
The property offers three well proportioned bedroom facilities all of which will accommodate a double bed.
Bedroom one is positioned to the front aspect, with good ceiling height, spotlight ceiling and carpet floor covering for additional comfort the room is well lit and ventilated from a window overlooking the front of the property.This spacious room benefits from a range of built in wardrobe and storage units.
Bedroom two overlooks the rear of the property and will accommodate a double/ kingsize bed plus additional furniture items of choice. The facility is fitted with a grey tone laminate flooring, offers good ceiling height and benefits from a window positioned to the rear elevation. A bespoke set of fitted bunk beds are currently in place.
Bedroom three, again located to the rear will house a small double bed and is fitted with wood effect laminate flooring for low maintenance..
A centrally positioned three piece family bathroom comprises a white finish panelled bath with overhead rainbow shower, a washbasin set within a vanity storage unit and a w.c. The room benefits from fully tiled wall elevations, contrasting wood effect laminate flooring, a heated towel rail and a window set to the side elevation promotes a stream of natural light and ventilation.
Access to the loft can be gained from the upper landing, the space is insulated, part boarded and offers the opportunity for further development subject to relevant planning consent.

Surrounding Space
The property is framed with a small paved garden area to the front and a privately enclosed outdoor space to the rear. This well maintained area is fitted with all season composite decking and a section of astro turf creating clearly defined areas for outdoor dining, relaxation and play. Benefitting from the sunshine throughout its daily travels this relaxing environment is perfect for entertaining family and friends or to simply enjoy at the close of the working day. Sitting on the doorstep of some beautiful semi- rural surroundings offering country walks and activities the property is ideally located for all members of the family to enjoy life outdoors.
In close proximity to a wealth of local amenities to include shops, reputable schools, places of worship and all major transport links we strongly recommend early viewing to avoid disappointment.

Council Tax
Bolton Council, Band A

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.