Falmouth

Situated within the 'Coach House' of the landmark and highly sought-after Gyllyngdune Manor development, a mere 'stone's throw' from the renowned seafront and sublime sandy beaches of Castle and Gyllyngvase alike; an exceptional ground floor apartment, presented impeccably with open-plan kitchen/living/dining room, en-suite principal bedroom, allocated off-road parking and zoned underfloor heating throughout. No onward chain.

The Accommodation Comprises - (All dimensions being approximate)

From the secondary car park, accessed from Emslie Road, a brick tiled pathway leads to a canopied entrance with video-entry system and external light. Communal glazed entry door leads into the:-

Communal Hallway - Wall-mounted post boxes. Entry door for the apartment (first on the left-hand side), leading into the:-

L-Shaped Private Hallway - Quality oak flooring, doors to all rooms, inset downlights, wall-mounted video-entry system. Large cloaks cupboard with courtesy light and coat hooks. Rehau under-floor heating thermostat. Door to:-

Walk-In 'Utility' Cupboard - Space and plumbing for washing machine and tumble dryer (in a stack). Courtesy light, under-floor heating manifold, electrical consumer unit.

Open-Plan Living/Dining/Kitchen - 7.36m x 3.62m (24'1" x 11'10") - Beautifully presented, nicely proportioned and providing clearly defined areas for preparation, dining and relaxing.

Kitchen Area - A quality fitted kitchen comprising an array of white gloss units set above and below a granite-effect roll-top worksurface with contemporary tiled splashback at mid point. Stainless steel sink with mixer tap and drainer. Integral appliances to include Bosch electric oven with Neff four-ring gas hob over and Bosch stainless steel extractor, Bosch dishwasher and tall fridge/freezer. Slimline double glazed doors provide access to a Juliet balcony, with glass panel and timber balustrade, offering oblique bay and harbour views, including the fields of Flushing to one side and a snapshot of the open bay to the other. Inset downlights, engineered oak flooring, open to the:-

Living/Dining Area - Flowing from the kitchen, with much natural light provided by a large four-pane double glazed sash window and ancillary obscure glazed sash window, both with shutter blinds for added privacy. Continuation of engineered oak flooring, ceiling light, Rehau under-floor heating thermostat. Telephone and TV aerial point.

Bedroom One - 3.10m x 4.30m (10'2" x 14'1") - A generously sized principal bedroom with large double glazed four pane sash window with shutter blinds. Contemporary doors to built-in wardrobe with shelving and hanging rail. Rehau under-floor heating thermostat, contemporary wall lights, ceiling light. Door to the:-

En-Suite Shower Room - An immaculate shower room comprising low flush WC, pedestal wash hand basin with mixer tap, corner shower cubicle with curved doors, mains-powered shower and neutral tiling throughout. Shaver socket, inset downlights, extractor fan, heated towel rail. Mirror-fronted medicine cabinet. Tiling to floor and walls.

Bedroom Two - 3.02m x 2.97m (9'10" x 9'8") - A guest room, once again with built-in wardrobe with shelving. Double glazed four-pane sash window to far side with shutter blinds enjoying an outlook over the well tended communal gardens. Rehau under-floor heating thermostat, ceiling light.

Bathroom - Superbly appointed, featuring wall mounted WC with concealed cistern, 'floating' sink with mixer tap, tile panelled bath with mains-powered shower and folding shower screen, wall mounted taps. Large heated towel rail, inset downlights, shaver socket, extractor fan. Neutral tiling to walls and contemporary floor tiling.

The Exterior -

Parking - From Emslie Road, an entrance into a secondary tarmacadam parking area offers a space set immediately on the left-hand side upon entry, clearly stating '25'.

Communal Gardens - Beautifully tended and landscaped communal gardens which, to the front of the development, enjoy the southerly aspect and views over Falmouth Bay.

Storage Areas - Available for bikes, recycling and bin storage.

General Information -

Services - Mains water, electricity, gas and drainage are connected to the property. Telephone point (subject to supplier's regulations. Gas fired heating with thermostatically controlled under-floor heating for each room.

Council Tax - Band D - Cornwall Council.

Tenure - Leasehold. 999 year lease commencing 16 March 2011. Share of freehold (full details available). Service charge: £1,712.00 per annum, which includes the upkeep of communal gardens, grounds, parking areas and service road, cleaning and upkeep of communal areas. Contingency fund for regular exterior painting, etc - full details available.

Viewing - By telephone appointment with the vendors' Sole Agent - Laskowski & Company, 28 High Street, Falmouth, TR11 2AD. Telephone: .