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"THE PROPERTY This delightful three bedroom semi detached house is well presented throughout, ideally located within walking distance to local amenities and stations, and just a stone s throw from Rickman Hill recreation ground.

As you enter the property, you re greeted by a spacious entrance hall with stairs leading to the first floor. The front facing lounge boasts a delightful bay window and a cosy gas fireplace. Folding doors lead through to the dining room, which is flooded with natural light from large sliding doors that open out onto the rear garden patio perfect for entertaining or enjoying a peaceful outdoor space. The fitted kitchen is well equipped, offering ample base and wall mounted units, an integrated oven, induction hob and microwave, plus space for additional appliances. A large pantry storage cupboard provides extra convenience, and a door at the side of the house offers access to the side. Upstairs, you ll find three bedrooms two generous doubles with built in storage and a comfortable single, all served by a family bathroom with a shower over the bath, W C, and basin.

Outside, the 78ft rear garden features a paved patio area directly accessible from the house, with steps leading up to the lawn. The garden also includes a hardstanding area at the rear with a shed, plus additional storage space with another shed located at the side of the property. To the front, the home is complemented by a lovely garden space and driveway parking. There is also unrestricted parking available on the road.

THE LOCATION Education
Coulsdon and Old Coulsdon are well known for good choice of reputable schools. These include Chipstead Valley, Smitham, St. Aidans Catholic, Woodcote, Keston and Old Coulsdon C of E at primary level and Woodcote and Oasis Academy at senior level. Coulsdon College provides further education.

Sports & Leisure
The open spaces of Farthing Downs and several recreations grounds and parks are in the area together including the Coulsdon Memorial Ground. Occupying about 10 acres, it includes a children s playground, tennis courts, basketball court, bowling green and putting green. There is also a caf on site for refreshments. Golf courses nearby include Coulsdon Court, Woodcote Park and Chipstead. There are also cricket and tennis clubs to be found locally. There are also plenty of opportunities to relax and socialise in the many local restaurants and cafes.

Transport
Coulsdon South station provides rail services to London Bridge from 21 minutes , London Victoria from 28 minutes and Gatwick from 20 minutes whilst Coulsdon Town and Woodmansterne will get you to London from 35 to 45 minutes. Numerous bus services provide transport to all the surrounding areas and the M25 M23 intersection at Hooley is approximately 3 4 miles away providing easy access to Gatwick and Heathrow Airports.

MATERIAL INFORMATION MATERIAL INFORMATION Part B

PROPERTY CONSTRUCTION TYPE Brick

MAINS ELECTRICITY Yes EON
MAINS GAS Yes EON
MAINS WATER Yes SESW
MAINS DRAINS & SEWERAGE Yes SESW

HEATING FUEL Gas
HEATING TYPE Radiators
AIR CONDITIONING No

PARKING Private driveway
EV CHARGING No
BROADBAND Cable Virgin Media

MATERIAL INFORMATION Part C

RESTRICTIONS RESTRICTIVE COVENANTS N A
RIGHTS & EASEMENTS None
FLOOD RISK Very low

DETAILS OF PLANNING PERMISSIONS N A
DETAILS OF BUILDING REGULATIONS N A
BUILDING SAFETY N A
ACCESSABILITY ADAPTIONS N A

COALFIELD MINING AREA No
DETAILS OF PROPOSED DEVELOPMENT IN THE AREA N A"