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£245,000
3 Bed Apartment - Brook Place, Falmouth

KEY FEATURES

  • Large ground floor apartment
  • Quiet yet central position
  • 2/3 bedrooms
  • Gas central heating
  • Light and spacious
  • Replacement uPVC double glazing
  • Recently modernised
  • Delightful rear gardens

DESCRIPTION

HIGHLY CENTRAL GARDEN APARTMENT; In a quiet yet highly convenient 'backwater', within easy walking distance of Falmouth town centre and The Moor, an extremely light and spacious ground floor apartment, providing 2/3 bedroom accommodation, thoroughly updated and modernised by the current owner, with the rare benefit of delightful, well enclosed, private and sunny rear gardens - for sale with the benefit of no onward chain.

THE PROPERTY

Comprising the entire ground floor of Number 1 Brook Place, the apartment provides particularly light and spacious accommodation which is well proportioned throughout and highly versatile, providing scope for the easy provision of a third bedroom if required.

Recently and thoroughly updated by the current owner, including installation of a new kitchen in 2018, replacement uPVC double glazed windows to the front and side in 2017, and a replacement gas fired boiler providing central heating and hot water in 2017 also. In addition to the 999 year lease, the freehold ownership of the building will transfer to the purchaser, and the first floor apartment above contributes a ground rent of £10 per annum and shares the cost of all external maintenance.

From the quiet no-through road, a traditional panelled door with brass furnishings and granite steps opens into an entrance porch with part stained casement door to a hallway. Currently, the apartment benefits from an adaptable amount of living space, including a living area which is partially open to a second reception room or third bedroom, with arched entranceways to either side. A recently refitted kitchen/diner benefits from direct access to a lean-to conservatory which in turn overlooks the garden to the rear. The two main bedrooms are both 'doubles' in size and include fitted cupboards.

All too frequently, apartments within the town, even those on the ground floor, provide little garden or outside space, but this is not the case in this instance as 1 Brook Place benefits from a most attractive and highly private rear garden, well enclosed by stone walling, which provides a sunny and sheltered sitting-out and entertaining area with paved patio, level lawn and attractively stocked shrub and tree borders.

THE LOCATION

Brook Place is a little known but highly convenient no-through road, close to Falmouth's Moor, with, consequently, Falmouth's excellent range of shops and leisure amenities being within just a few minutes walk. Highly regular bus services from The Moor lead out and around the town to the cathedral city of Truro (approximately twelve miles), neighbouring towns of Penryn, Redruth and Helston, as well as to the seafront where beautiful coastal walks extend along the South West Coast Path, passing the safe bathing beaches at Castle, Gyllyngvase, Swanpool and Maenporth.

THE ACCOMMODATION COMPRISES

(All dimensions being approximate)

ENTRANCE PORCH

Panelled front entrance door with brass furnishings and granite steps from the front elevation. Moulded skirtings, dado rail, tessellated floor tiling, part stained casement door opening into the:-

HALLWAY

Floor plan

Archway at mid-point, moulded skirtings, dado rail, panelled doors with moulded architraves to the reception rooms and bedrooms.

SECOND RECEPTION ROOM/BEDROOM THREE

3.43m x 3.62m (11'3 x 11'10 )

Floor plan

Two open archways from the living room, which can easily be blocked-up, if required. Door from the entrance hall, timber-effect flooring, radiator, large replacement uPVC double glazed window to the front elevation. Open fireplace with brick arch over and tiled hearth.

LIVING ROOM

3.93m x 4.21m (12'10 x 13'9 )

Floor plan

A well proportioned, light, double aspect room with large replacement uPVC double glazed windows to the front and side elevations. Coved ceiling, TV aerial sockets, radiator, fireplace and archways from the second reception room/bedroom three. Door to:-

KITCHEN/DINER

3.93m x 3.05m (12'10 x 10'0 )

Floor plan

Very recently refitted with an attractive grey gloss cupboards and drawers, with timber-effect worksurfaces over, four ring gas hob with electric oven under and inset stainless steel one and a half bowl stainless steel sink with mixer tap and drainer. Tiled splashbacks, extractor hood, space and plumbing for washing machine. Fitted boiler cupboard with additional storage and small window to the rear elevation. Radiator. Doors to the rear hallway, living room and the:-

LEAN-TO CONSERVATORY

2.85m x 2.33m (9'4 x 7'7 )

Of part block construction, glazed to three sides with reinforced glass roof and many windows overlooking the enclosed and beautifully stocked garden. Tubular heater, paved flooring, plant shelving, door to the exterior.

BEDROOM ONE

3.14m x 3.62m (10'3 x 11'10 )

A good sized double bedroom with newly replaced uPVC double glazed window to the front elevation. Fitted cupboards either side of the former chimney breaswt. Skirting boards, radiator, timber-effect flooring.

BEDROOM TWO

2.99m x 3.66m (9'9 x 12'0 )

Floor plan

Replacement uPVC double glazed window to the rear elevation, radiator, former chimney breast with, to either side, full height storage/display cabinet.

BATHROOM

3.04m x 2.57m (9'11 x 8'5 )

Floor plan

A particularly large and bright L-shaped room (maximum measurements given), with two obscure glazed double glazed windows to the rear elevation. Panelled bath with mixer shower over and curtain rail/screen, low flush WC, pedestal wash hand basin. Heated towel rail/tiled floor and walls, ceiling spotlights.

THE EXTERIOR

GARDEN STORE

2.14m x 1.93m (7'0 x 6'3 )

Of block and brick construction with light and power connected.

REAR GARDENS

Floor plan

A particular feature of the property, being extremely well enclosed by high stone and block walling, sheltered and highly private. Comprising a paved patio area and level lawn bordered by beautifully stocked shrub borders containing an array of mature colourful plants including azaleas, camellias, hydrangeas, heathers and palms.

SIDE PATHWAY

To the side of the property there is a pathway providing access to the rear gardens through a timber gate. Bin storage area.

GENERAL INFORMATION

SERVICES

Mains electricity, water, drainage and gas are connected to the property. Telephone points (subject to supplier's regulations). Gas fired central heating.

COUNCIL TAX

Band B - Cornwall Council.

TENURE

Freehold, which also includes a 999 year lease. The apartment above contributes to the maintenance on the building on an 'ad hoc' basis and also pays an annual ground rent of £10 per annum. We understand the buildings insurance for the entire building is approximately £320 per annum, with the first floor contributing 50% of this cost. As this property owns the freehold, there are no restrictions on long or short-term letting and pets are permitted.

POSSESSION

Currently tenanted until at least 19 May 2018 (two months notice is required). Investment purchasers may wish to retain the existing tenant, and the gross monthly income of £775 per calendar month (although we understand this figure is 'conservative').

VIEWING

By telephone appointment with the vendor's Sole Agent - Laskowski & Company, 28 High Street, Falmouth, TR11 2AD. Telephone: 01326 318813.

For identification purposes only - not to scale.

Floor plan

These particulars have been prepared as a general guide only for prospective purchasers. Although every effort has been made to provide a fair and reasonable description of the property, no specific survey or detailed inspection has been carried out in relation to the building, services, appliances and any fixtures and fittings. All measurements, dimensions, acreages and distances are approximate and should not be relied upon for accuracy. All buyers should rely on their own surveys and investigations in connection with a purchase of the property.

EPCEPC