HOLMEFIELD, ABBOTSFORD GROVE, THORNHILL, SUNDERLAND

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1 HOLMEFIELD, ABBOTSFORD GROVE, THORNHILL, SUNDERLAND Reduced to 449,950

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4 This charming Edwardian detached residence which occupies a sought after position on this discreet gated street located on the periphery of Ashbrooke Conservation Area, enjoys well proportioned living accommodation and sits within a generous site with extensive South West facing gardens to the rear. The property still possesses many of its original architectural features and modern day fittings work hand in hand with those features that remain. Accommodation set over two floors includes an entrance portico, reception hall, office, ground floor wash room, principal lounge, sitting room, sun lounge, breakfasting kitchen with utility just off, five double sized first floor bedrooms and two bathrooms. Externally the property has a drive in drive out driveway within the enclosed garden to the front with two sets of wrought iron gates, additional off street parking to the side of the property and a larger than average garage. The enclosed mature gardens to the rear enjoy a South Westerly aspect and are perfect for families and entertaining. Most windows to the property are the original sash windows. In addition the property benefits from gas central heating. Ideally situated in a position close to the city centre, the property is within walking distance from all amenities including Backhouse and Mowbray Park, Argyle House private school, St. Anthony's girls and St. Aidens boys school, and Thornhill academy school. Within easy reach of Durham Road which leads through to the A19 and wider regions of the North East the property is well placed for Newcastle Upon Tyne and Durham City; both of which have train stations serving the East Coast Main line and the property is also within easy reach of Newcastle International Airport. Internal inspection unreservedly recommended.

5 MAIN ROOMS AND DIMENSIONS Entrance Original double timber doors with half moon top light to entrance portico. Entrance Portico With original Edwardian floor tiles, part glazed door to large and airy reception hall. Reception Hall With solid wood flooring, original spindle balustrade staircase, light to the newal post, free standing cast iron radiator, cove cornicing to ceiling, dado rail and original skirting. Steps down to lower ground level with under stairs storage cupboard with fitted shelves, double doors leading out into rear gardens. Principal Lounge 14'1" X 18'6" (max into bay) (4.29m X 5.64m (max into bay)) With original double glazed sash windows and attractive box seating with storage space under. Edwardian style fireplace with living flame insert, slate surround tiled insert and heath. Picture rail, cove cornicing to ceiling, two double radiators, wall lights, panel door to dining room. Dining Room 9'7" X 12'10" (2.92m X 3.91m) Double glazed sash windows to front elevation, solid wood flooring, dado rail, ceiling rose, single radiator, large built in cupboard with fitted shelving. Breakfasting Kitchen 11'8" X 13'11" Max (3.56m X 4.24m Max) This is a wonderful space which shares an open plan arrangement with the dining room and the sun lounge and features a selection of Shaker design base and eye level units with solid Granite working surfaces incorporating a Belfast sink with period style mixer taps, cupboard space with plumbing for a free standing dishwasher and an inglenook houses a gas fired three oven Aga with tiled splashbacks and down light. Original cupboard houses fitted shelving and there is additional storage above. Solid Oak flooring, double glazed sash windows to front elevation, beams to ceiling.

6 surround, with living flame cast iron insert, two double radiators with radiator covers, solid Mahogany flooring (please note there is an area of the solid flooring which is not solid Mahogany as this is an area which is hidden by a large Oriental style rug). Wall lights, cove cornicing and rose to ceiling. Sun Lounge 9'2" X 17'8" (2.79m X 5.38m) Accessed directly from the kitchen. Tiled floor, double radiator, UPVC double glazed windows and french doors overlooking rear gardens. Office 8'7" X 9'3" (2.62m X 2.82m) Double glazed sash windows to the front elevation, single radiator. Large built in cupboard with fitted shelving over head cupboard. Utility 6'8" X 14'2" (2.03m X 4.32m) Base units with marble coloured working surfaces and upstands incorporating single drainer stainless steel sink unit, plumbing for washer space for tumble dryer, space for fridge freezer, eye level broom cupboard, tiled floor, door to side aspect and walk in pantry with fitted shelves of which some are solid marble. Tiled floor great cool storage space, double glazed window to side elevation. Hexagonal shaped window to rear elevation. Sitting Room 13'0" X 19'2" Max (3.96m X 5.84m Max) Large bay with sash windows overlooking rear gardens, beautiful feature fireplace with attractive

7 Wash Room With low level WC, wash basin vanity unit with cupboards under - attractive white suite with tiled splashback sash window to side elevation, concealed down lights. First Floor Half Landing With high level original leaded glass window brining in an abundance of natural light. First Floor Main Landing Cove cornicing to ceiling, free standing column cast iron radiator. One large walk in cupboard with fitted shelving and housing a megaflo vented hot water cylinder. Second cupboard which has hanging rails and fitted shelving and also there is a second single glazed sash window to the rear elevation. Second single radiator on the landing. Bedroom 2 (Rear Facing) 13'0" X 13'5" (3.96m X 4.09m) Fireplace, wash basin vanity unit with cupboards under, cove cornicing to ceiling, single radiator, single glazed sash windows to rear elevation. Bedroom 1 (Rear Facing) 13'2" X 15'0" (max width) (4.01m X 4.57m (max width)) Into an extensive range of wardrobes, wash basin vanity unit with fitted mirror and cupboards under, single glazed sash windows to rear elevation, single radiator, cove cornicing to ceiling. Bedroom 3 (Front Facing) 11'10" X 13'4" (3.61m X 4.06m) Single glazed sash windows to front and side elevations, single radiator, built in wardrobe.

8 Low level WC, wash basin and vanity unit with cupboards under, double sized walk in shower enclosure - white suite with tiled walls tiled floor heated towel rail, fitted mirror with concealed lighting and electric shaving point, single glazed sash windows to front elevation, ceiling mounted extractor unit concealed lights to ceiling. Bedroom 4 (Front Facing) 9'5" X 14'0" (Max into alcoves) (2.87m X 4.27m (Max into alcoves)) Single glazed sash windows to front elevation, single radiator. Bedroom 5 (Front Facing) 10'7" X 11'2" Max width (3.23m X 3.40m Max width) Into built in wardrobes with sliding mirror fronted doors, single glazed sash windows, double radiator. Family Bathroom 9'10" X 6'7" (3.00m X 2.01m) Low level WC with concealed cistern, vanity unit with cupboards under large jacuzzi bath with shower mixer - white suite with filly tiled walls, heated towel rail, single glazed sash windows to front elevation, fitted mirror with down lighting. Electric shaving point ceiling mounted extractor unit and halogen down lights. Shower Room 6'8" X 9'6" (2.03m X 2.90m) Outside Enclosed hard landscaped gardens to the front set behind high level walls with panel fencing and a drive in drive out drive is accessed and exited via wrought iron double gates, a wrought iron gate to the west side of the house provides access to a side passage suitable for storage of bins etc and this leads through to timber gate providing access into the rear gardens. Single gate to the East side of the property provides access into a large hard standing area which with the addition of a gate from Thornholme Road will provide off street parking for additional cars. Accessed directly from the utility there is a covered passage which houses a brick store and access into the garage plus there is also a large storage facility with electricity power points and double timber doors and lighting. Large enclosed gardens to the rear with a

9 south westerly garden with extensive lawns well tendered boarders and an impressive large sun terrace accessed directly from the sun lounge and with steps leading down onto the lawns. In addition there is a brick barbeque. External water supply and electricity points. Garage 16'2" X 23'5" (4.93m X 7.14m) Remote control electric roller shutter doors, wall mounted green star HE System boiler serving hot water and radiators to the main house additional cold water supply. Work benches, skylights to ceiling, single glazed windows to side and front elevation Important Notice Items described in these particulars are included in the sale, all other items are specifically excluded. We are unable to verify they are in working order and fit for purpose. The Purchaser is advised to obtain verification from their Solicitor or Surveyor. Measurements and floor plans shown in these particulars are approximate and as room guides only. They must not be relied upon or taken as accurate. Purchasers must satisfy themselves in this respect. Peter Heron Ltd for themselves and for the vendors of this property whose agents they are, give notice that:the particulars are set out for general guidance only for the intending Purchasers and do not constitute part of an offer or contract. Whilst we endeavour to make our sales particulars accurate and reliable, if there is anything of particular importance which you feel may influence your decision to purchase, please contact the office and we will pleased to check the information. Do so particularly, if contemplating travelling some distance to view the property. All descriptions, dimensions, references to conditions and necessary permissions for use and occupation and other details are given in good faith, and are believed to be correct, however any intending purchasers should not rely on them that statements are representations of fact, but must satisfy themselves by inspection or otherwise as to the correctness of each of them. Independent property size verification is recommended. Lease details, service charges and ground rent (where applicable) are given as a guide only and should be checked and confirmed by your Solicitor prior to exchange of contracts. No person in the employment of Peter Heron Ltd has any authority to make or give any representation or warranty whatever in relation to this property or these particulars, nor to enter into any contract on behalf of Peter Heron Ltd, nor into any contract on behalf of the Vendor. The copyright of all details and photographs remain exclusive to Peter Heron Ltd. Tenure Tenure is Freehold Viewing To arrange an appointment to view this property contact our Fawcett Street branch on Opening Hours Monday to Friday 9.00am pm Saturday 9.00am pm Ombudsman Peter Heron Estate Agents are members of The Property Ombudsman and subscribe to The Property Ombudsman Code of Practice.

10 Visit or call City Branch 20 Fawcett Street Sunderland SR1 1RH Fulwell Branch 15 Sea Road Fulwell Sunderland SR6 9BS

11 Disclaimer Whilst every attempt has been made to ensure the accuracy of the floor plan contained here, measurements of doors, windows, rooms and any other items are approximate and no responsibility is taken for any error, omission, or miss-statement. This plan is for illustrative purposes only and should be used as such by any prospective purchaser. The services, systems and appliances shown have not been tested and no guarantee as to their operability or efficiency can be given.