The Spinney, Longton Road Barlaston, ST12 9AA 650,000

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1 The Spinney, Longton Road Barlaston, ST12 9AA 650,000 A gracious family home situated in arguably one of the best positions in Barlaston village enjoying far reaching views over the Trent Valley towards the Trentham hills in the distance. The Spinney was built in the 1920s and is set in gardens extending to about 0.6 acre or thereabouts on the edge of the village within strolling distance of the local shop, cricket club, village pub and Barlaston Downs. The house offers well proportioned four bedroom accommodation presented to a high standard throughout and retains a wealth of original period features. This really is a lovely house in the best of locations - viewing is essential. The Market House, Mill Street, Stone, Staffordshire. ST15 8BA Tel:

2 The Spinney, Longton Road Barlaston, ST12 9AA Enclosed Porch Fully enclosed porch with arched wooden double outer doors with stained glass panels. Large cloaks cupboard. Entrance Hall Full height glazed double doors open from the porch through to a welcoming reception area which has the original oak panelled walls and staircase. Doors lead through to the sitting room, dining room and kitchen. Radiator. Cloakroom Fitted suite comprising: WC and wash basin, radiator. Lounge 6.32 x 4.24m (20'9" x 13'11") A bright and spacious living room which has windows to the side and sliding patio windows to the rear of the house enjoying views to the gardens and giving access to a covered verandah and patio area. Chimney breast with stone fireplace and hearth and living flame gas fire. Two radiators, TV aerial connection. Dining Room 4.52 x 4.41m (14'10" x 14'6") A lovely entertaining room which has a large window to the rear of the house and window to the side with views over the gardens and open countryside. Beamed ceiling and original picture rail, Stone fireplace and hearth with living flame gas fire. Radiator. Breakfast Room 3.92 x 3.55m (12'10" x 11'8") Adjoins the kitchen through an archway and has sliding patio windows to the rear of the house opening to the patio area. Tiled fireplace and hearth with decorative tile inset and living flame gas fire. Two radiators, two wall lights. Walk-in pantry with quarry tile floor and shelving. Floor standing Glow Worm gas fired central heating boiler. Kitchen 3.21 x 3.02m (10'6" x 9'11") The kitchen is fitted with an extensive range of wall & base cupboards with cream coloured painted doors and co-ordinating marble effect work surfaces. Integrated appliances comprise: gas hob with extractor hood over and eye level electric double oven. Inset ceiling lights, ceramic wall tiling between the work surfaces and wall cupboards. Window to the front of the house. Laundry Adjoins the kitchen, fitted with wall and base cupboards and work surface, plumbing for washing machine and dish washer. Rear Porch With composite half glazed back door. Stairs and Landing The house has its original oak staircase and wood panelling on the walls to the stairs, leading to a spacious landing with access to the loft space. Two radiators. Main Bedroom 5.59 x 5.00m (18'4" x 16'5") A room with a view! This spacious principal Tinsley Garner Residential Sales Lettings Management

3 bedroom has windows to the side and rear of the house enjoying views over the gardens and countryside. To the rear there is a French window which opens onto a covered balcony. Fitted bedroom furniture to two walls comprising wardrobes with hanging space and shelving and matching bedside cabinets. Bedroom x 3.98m (15'0" x 13'1") Rear facing window with open views, shower enclosure with glass folding doors and electric shower, radiator. En-suite With coloured suite comprising: WC and wash basin, ceramic wall tiling to full height, heated towel radiator. Bedroom x 3.35m (14'7" x 11'0") Windows to the front and side of the house with garden views, fitted wooden bedroom furniture comprising wardrobes with hanging space and shelving, matching chest of drawers and bookshelves. Radiator. Bedroom x 3.35m (14'7" x 11'0") Window to the front of the house, radiator. Family Bathroom 2.26 x 2.47m (7'5" x 8'1") Fitted with a modern white suite comprising: bath with chrome Victorian style mixer shower, pedestal wash basin & WC. Ceramic wall tiling to full height, heated towel radiator. Large airing cupboard with double doors, two windows to the side of the house. Outside The house is approached over a tarmac driveway with wooden outer gates and provides parking for a number of cars. Garage & Outbuildings Detached garage measuring 6.68 x 4.95m (21'11" x 16'3") of brick construction under a pitched tile roof, with folding wooden doors, light and power. Two further brick built storages sheds. To the rear of the garage there is a potting shed measuring 4.87 x 4.03m (16' x 13'3") with large windows overlooking the gardens. Gardens The Spinney is set in large formal gardens extending to approximately 0.6 acres. The gardens are tiered over 3 levels with extensive lawns, mature borders and established trees, adjoining farmland to two boundaries. The lower level of the garden could potentially accommodate a tennis court. To the rear of the house there is an extensive paved patio area which enjoys a sunny westerly aspect. General Information Services Mains gas, water & electricity. Drainage to a septic tank. Gas central heating. Viewing by appointment. Council Tax Band G - Stafford Borough Council For sale by private treaty, subject to contract. Vacant possession on completion. Stone's widest selection of quality properties for sale and to rent

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6 Energy Performance Certificate 29, Longton Road, Barlaston, STOKE-ON-TRENT, ST12 9AA Dwelling type: Detached house Reference number: Date of assessment: 11 March 2014 Type of assessment: RdSAP, existing dwelling Date of certificate: 11 March 2014 Total floor area: 197 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: 7,476 Over 3 years you could save 3,318 Estimated energy costs of this home Current costs Potential costs Potential future savings Lighting 510 over 3 years 255 over 3 years Heating 6,207 over 3 years 3,408 over 3 years Hot Water 759 over 3 years 495 over 3 years Totals 7,476 4,158 You could save 3,318 over 3 years These figures show how much the average household would spend in this property for heating, lighting and hot water. This excludes energy use for running appliances like TVs, computers and cookers, and any electricity generated by microgeneration. Energy Efficiency Rating The graph shows the current energy efficiency of your home. The higher the rating the lower your fuel bills are likely to be. The potential rating shows the effect of undertaking the recommendations on page 3. The average energy efficiency rating for a dwelling in England and Wales is band D (rating 60). Top actions you can take to save money and make your home more efficient Recommended measures Indicative cost Typical savings over 3 years 1 Internal or external wall insulation 4,000-14,000 1,300 Available with Green Deal 2 Floor insulation 800-1, Low energy lighting for all fixed outlets See page 3 for a full list of recommendations for this property. To find out more about the recommended measures and other actions you could take today to save money, visit or call (standard national rate). The Green Deal may allow you to make your home warmer and cheaper to run at no up-front cost. Page 1 of 4 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.