63 ARD REAYRT RAMSEY ROAD LAXEY 375,000

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1 18 Parliament Street Ramsey, IM8 1AP Tel: Fax: Church Road Port Erin. IM9 6AQ Tel: Fax: Duke Street Douglas, IM1 2AU Tel: Fax: Michael Street Peel, IM5 1HA Tel: Fax: ARD REAYRT RAMSEY ROAD LAXEY 375,000 Modern Detached Family House on Corner Plot Lounge, Dining Room, Study and Sun Room Breakfast Kitchen, Utility Room, Cloakroom 4 Double Bedrooms (Master En-Suite), Family Bathroom upvc Double Glazing, Gas Central Heating Front and Rear Gardens Integral Garage, Parking for 2/3 Cars These particulars, although believed to be correct, are for information only and do not constitute or form any contract nor should any statement contained therein be relied upon as a presentation of fact. Neither the seller, Harmony Homes, nor any employee of the firm has the authority to make any representation or warranty whatsoever in relation to the property and cannot accept liability for any error or errors in the particulars. It is the sole responsibility of any prospective purchaser or lessee to verify the description of the property and make his own proper enquiries, searches and inspection.

2 DIRECTIONS TO THE PROPERTY From Onchan take the coast road to Laxey. Continue through Laxey village over the tram lines and up the hill on the Ramsey Road. The entrance to Ard Reayrt can be found on the left hand side. Proceed up the hill and take the first left, continue to the end of the cul-de-sac, where the property can be found on the left hand side. ACCOMMODATION COMPRISING VESTIBULE upvc double glazed door with decorative panels. Outside light. Coved ceiling and centre light. Window to front aspect. Telephone point. Doors to cloakroom and entrance hall. CLOAKROOM Coved ceiling and halogen track lighting. Extractor fan. upvc window with obscure glass. Half tiled to complement the wash hand basin and low level toilet. ENTRANCE HALL Coved ceiling and centre rose. Smoke detector. Cloaks cupboard with double doors. Dado rail. Stairs to lower and upper floors. Doors to study/family room and breakfast kitchen. STUDY/FAMILY ROOM 10'8" (3.25 M) x 8'10" (2.69 M) approx. Large upvc double glazed window to front aspect. Coved ceiling and centre rose.

3 BREAKFAST KITCHEN 11'11" (3.63 M) x 10'4" (3.15 M) approx. Coved ceiling and centre track halogen lighting. upvc double glazed window to front aspect. Splash back tiling to complement the modern fitted kitchen with a good range of wall units with under counter lighting, base units with laminate work surfaces incorporating a 1 1/2 bowl resin sink and drainer, 'Neff' five ring gas hob and extractor hood above, together with breakfast bar. Full length cupboard with connection for fridge/freezer if required. Integrated appliances include dishwasher, eye level oven, grill and microwave. Door to garage and utility room. UTILITY ROOM 9'8" (2.95 M) x 5'9" (1.75 M) approx. Coved ceiling and halogen centre light. upvc window to side aspect. Wall and base units with laminate worktops and stainless steel sink and drainer. Plumbed for washing machine. 'Vaillant' gas fired boiler serving the central heating and hot water. Space for fridge and freezer.

4 LOWER GROUND FLOOR LOWER HALL Centre ceiling rose. Smoke detector. Understairs cupboard. Double doors leading to lounge. LOUNGE 19'6" (5.94 M) x 14'5" (4.39 M) approx. Spacious L-shaped room with windows and sliding patio doors to rear garden. Coved ceiling, centre pendant light and wall lights. Feature brick fireplace with wood mantle and inset electric fire. Connection for gas fire if preferred. Views over private rear garden. DINING ROOM 13'1" (3.99 M) x 10'0" (3.05 M) approx. Coved ceiling and centre ceiling rose. Sliding patio doors leading to rear garden. Feature fireplace with connection for gas fire. Door through to sun room.

5 SUN ROOM upvc double glazed windows over dwarf wall, polycarbonate roof with roof blinds. Wall lights and quarry tiled floor. Door leading to garden. FIRST FLOOR HALF LANDING Skylight. Airing cupboard housing 'Megaflo' water tank with shelves above. MASTER BEDROOM 12'8" (3.86 M) x 12'1" (3.68 M) approx. Coved ceiling and centre rose. Loft access to part boarded loft with slingsby ladder. Two upvc double glazed windows to front and side aspects with views over mature trees to Laxey. Built-in wardrobes. Door to en-suite shower room. EN-SUITE SHOWER ROOM Coved ceiling and halogen downlighters. upvc double glazed window with obscure glass. Fully tiled with mosaic tiles to complement the modern suite comprising of corner wash hand basin with vanity storage unit and low level toilet. Shower enclosure with bi-fold door and 'Grohe' electric shower. Heated towel rail. Tiled floor. Under floor heating.

6 BEDROOM 2 11'2" (3.40 M) x 10'0" (3.05 M) approx. Coved ceiling and centre rose. upvc double glazed window to rear aspect with views over mature trees to Laxey. Builtin wardrobes. SECOND FLOOR LANDING Coved ceiling and centre ceiling rose. Smoke detector. Dado rail. Doors to bedrooms three and four and family bathroom. BEDROOM 3 10'0" (3.05 M) x 9'5" (2.87 M) approx. Coved ceiling and centre rose. upvc double glazed window to front aspect. Three built-in wardrobes. FAMILY BATHROOM Coved ceiling with recessed downlighters. upvc double glazed window with obscure glass. Fully tiled with modern tiles to complement the white suite comprising of bath with mixer tap and hand held shower, low level toilet and wash hand basin set in vanity unit with contemporary mirror above. Heated towel rail. Tiled floor. Under floor heating.

7 BEDROOM 4 10'8" (3.25 M) x 8'10" (2.69 M) approx. Coved ceiling and centre rose. upvc double glazed window to front aspect. Built-in wardrobe. OUTSIDE GARAGE 18'8" (5.69 M) x 9'8" (2.95 M) approx. Up and over door. Window to side aspect and door with obscure glass leading to side of property. Lighting and electric points. Loft access. Internal doors to kitchen and utility room. FRONT GARDEN Mainly laid to lawn with woodland to side of property. Brick pavioured drive giving parking for 2/3 cars. Outside light. Path to both sides of the house. REAR GARDEN Very private large garden. Mainly set over two levels. The upper level is lawned, with a large decked patio which enjoys sun throughout the day and benefits from lovely views to the hills. Outside lighting. Path to one side of the house and a large timber shed and gate to front. To the other side is a second seating area and gate to front garden. From the upper level of the garden, steps lead down to the lower level, also lawned with a second timber garden/play shed. Timber fence perimeter with mature trees and hedge. The land extends down to the road.

8 AGENTS NOTES SERVICES Mains water, electricity and drainage are installed. Gas fired central heating. RATES Rateable value Approx rates payable gross 1, (inclusive of water rates) 2012/2013. INCLUSIONS Carpets and blinds. VIEWING Strictly by appointment through the Agent, Harmony Homes. OFFERS Strictly through the Agent, Harmony Homes. POSSESSION Freehold vacant possession on completion. FINANCE Please ask us if you require assistance with Mortgages or General Insurance and we will refer you to an Independent Financial Advisor. DISCLAIMER These particulars, although believed to be correct, are for information only and do not constitute or form any contract nor should any statement contained therein be relied upon as a presentation of fact. Neither the seller, Harmony Homes, nor any employee of the firm has the authority to make any representation or warranty whatever in relation to the property and cannot accept liability for any error or errors in the particulars. It is the sole responsibility of any prospective purchaser or lessee to verify the description of the property and make his own proper enquiries, searches and inspection.

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