Ballam Oaks, Lytham St. Annes, FY8

Entrance Hall

Double glazed external oak door and adjacent windows to the front. Oak grand staircase leading to the first floor. Oak flooring, coving, spot lighting and useful under stairs storage cupboard. Oak doors leading to the following rooms:

Ground Floor WC

Two-piece Villeroy & Boch suite, comprising: vanity unit with inset wash hand basin and Hansgrohe chrome mixer tap; and WC with concealed cistern and wall mounted Geberit dual push button flush. Half panelled walls, coving, ceiling light, large wall mirror, oak flooring and recessed shelf with inset LED lighting.

Sitting Room / Study

Currently used as an office, this spacious reception room would be ideal for any number of uses. Double glazed bay window to the front. Feature stone fireplace with recessed Gazco electric coal effect fire. Coving, ceiling light, built-in speaker, spot lighting, TV aerial point, telephone point and oak flooring.

Lounge

Very generous sized principal reception room with double glazed bay window to the front. Feature exposed brick chimney breast housing Stovax wood burning stove, shared with the Living Dining Kitchen. Coving, ceiling light, built-in speakers, spot lighting, TV aerial point and telephone point. Door to:

Living Dining Kitchen

Also accessed via decorative opaque glazed oak double doors from the Entrance Hall. Three sets of double glazed bi-folding doors to the rear, affording plenty of natural light and allowing a natural flow onto the terrace, ideal for entertaining in the summer. The kitchen has been designed and handmade by a local craftsman, completed to the highest standard featuring wall and base units, Caple wine cooler, 1.5m x 4m large island with wine rack and additional oak breakfast bar. The units are completed by Corian work surfaces incorporating 1 ½ bowl sink, drainer and Quooker instant boiling water and mixer tap. Miele integrated appliances include: Twin electric ovens, microwave, extra large warming drawer, two dishwashers, full refrigerator and freezer and four burner induction hob with integral extractor fan. Aforementioned exposed brick chimney breast with Stovax wood burning stove, shared with the lounge. Dropped ceiling with feature LED lighting, spot lighting, ceiling lights and built-in speakers. TV aerial points to both sides of the room, oak flooring and coving. Doors leading to the Utility Room and walk-in Pantry.

Walk-in Pantry

A fantastic large pantry featuring a range of matching fitted bespoke handmade wall and base units incorporating open shelving and Corian work surfaces. Tiled flooring, spot lighting and coving.

Utility Room

Large Utility-come-Boot Room, offering plenty of storage. Double glazed windows to the rear, overlooking the garden, and an oak external door with adjacent double glazed window to the side. Matching range of fitted units incorporating wardrobes, shelving, cloaks area with bench seat, Corian work surface and large single bowl sink with chrome mixer tap, Miele washing machine and tumble dryer. Coving, tiled flooring, spot lighting and extractor fan. Door to:

Integral Double Garage

Fantastic secure double garage with space for two cars as well as further appliances. Up and over electric door to the front. Power, strip lighting and Tesla electric charging point.

First Floor Landing

Light and spacious landing with feature contemporary low hanging ceiling light connecting the ground and first floor. Aforementioned oak staircase from the ground floor, and further oak staircase leading to the second floor, with under stairs storage cupboards. Coving and spot lighting. Doors leading to the following rooms:

Master Bedroom Suite

Luxury master bedroom suite briefly comprising: large double bedroom, en-suite bathroom, dressing room and study.

Master Bedroom

Double glazed French doors and adjacent windows with Intu manual fitted blinds, opening to a Juliet balcony with glass balustrade boasting stunning rural views. Double height vaulted ceiling with picture window to the front. Further double glazed opaque window to the side. Wall lights, TV and aerial points, built-in speakers and opening to Dressing Room. Door to:

En-Suite

Four piece Villeroy & Boch suite comprising: large ceramic bath with wall mounted Hansgrohe controls and handheld shower attachment; walk-in shower area with glass screen, wall mounted Hansgrohe chrome controls, handheld shower attachment and overhead rain shower; large wall mounted vanity unit with inset wash hand basin, LED lighting and Hansgrohe twin chrome mixer taps; and WC with concealed cistern and Geberit wall mounted dual push button flush. Large format marble effect tiled flooring and part tiled walls, wall mounted mirrored vanity cabinet with lighting and shaver point, wall mounted contemporary chrome ladder style towel radiator, wall lights, spot lighting, extractor fan and built-in speaker.

Dressing Room

Velux skylight window. Range of oak fitted open wardrobes, shelving and drawers. Contemporary low hanging ceiling light and spot lighting. Door to:

Study

Currently used as a study, this room offers versatile space with potential as a nursery, sixth bedroom, living area or second dressing room. Double glazed bay window to the front. Range of oak fitted wardrobes. Coving, oak flooring, spot lighting, telephone point, TV aerial point and loft access hatch with pull down ladder.

Bedroom Two

Double glazed bay window to the front. Range of fitted wardrobes, shelving and matching bedside units. Coving, ceiling light, TV and aerial points and spot lighting. Door to:

En-Suite

Three piece Villeroy & Boch suite comprising: walk-in shower area with glass screen, wall mounted Hansgrohe chrome controls, handheld shower attachment and overhead rain shower; wall mounted vanity unit with inset wash hand basin, LED lighting and Hansgrohe chrome mixer tap; and WC with concealed cistern and wall mounted Geberit dual push button flush. Large format tiled flooring and part tiled walls, wall mounted mirrored vanity cabinet with lighting and shaver point, contemporary chrome ladder style towel radiator, spot lighting and extractor fan.

Bedroom Three

Double glazed French doors and adjacent windows with Intu manual fitted blinds, opening to a Juliet balcony with glass balustrade boasting stunning rural views. Range of fitted wardrobes, coving, TV and aerial points, spot lighting and ceiling light.

Studio/Bedroom Four

Light and spacious large room ideal as a gym, studio, office or fourth bedroom. Large double glazed windows to the front and rear, and opaque window to the side. Ceiling lights, spot lighting, TV aerial point, telephone point and Amtico flooring.

Family Bathroom

Four piece Villeroy & Boch suite, comprising: large ceramic bath with wall mounted Hansgrohe controls; walk-in shower area with wall mounted Hansgrohe chrome controls, handheld shower attachment and overhead rain shower; large wall mounted vanity unit with inset wash hand basin, LED lighting and Hansgrohe twin chrome mixer taps; and WC with concealed cistern and Geberit wall mounted dual push button flush. Contemporary chrome ladder style towel radiator; recessed shelving with LED lighting, tiled flooring, part tiled walls, wall mounted mirrored vanity cabinet with lighting and shaver point, spot lighting and extractor fan.

Second Floor

The whole second floor would make the ideal teenage or guest suite. Velux skylight window. Ceiling light. Doors leading to the following rooms:

Bedroom Five

Velux skylight windows with integral blinds. TV and aerial points. Ceiling light and door to Plant Room (housing Caernarfon Eco Air Boiler). Door to:

En-Suite

Three piece Villeroy & Boch suite, comprising: step-in shower enclosure with glass screen and door, wall mounted Hansgrohe chrome controls and handheld shower attachment on riser rail; wall mounted wash hand basin with Hansgrohe chrome mixer tap; and smart electronic bidet toilet with remote control, concealed cistern and wall mounted Geberit dual push button flush. Tiled flooring, part tiled walls, contemporary chrome ladder style towel radiator, wall mounted mirrored vanity cabinet with sensored LED lighting and shaver point, spot lighting and extractor fan.

Living Room

Double glazed picture window to the rear. Velux skylight window with integral blind. Ceiling light and TV aerial point.

External

To the front, the property is approached via electric double gates, leading to a stone driveway providing off road parking and giving access to the Integral Double Garage. Indian stone path and entrance lead to an impressive external open wood framed porch with external lighting. The front garden is mostly laid to lawn with a variety of bordering plants and shrubs.

To the rear, the property boasts a fantastic large private garden with far reaching rural views. Mostly laid to lawn with a 4,000 square foot wrap around Indian stone terrace, providing the perfect space for entertaining, whilst seamlessly blending indoor and outdoor living. A sheltered barbecue and seating area offers the setting for year-round external tranquillity. The garden is completed by a planted area hosting a variety of flowers, with bordering shrubbery surrounding the perimeter. Gated access to the front garden and further covered external porch to the side, ideal for outdoor storage. External power, lighting and water tap. Composite 1 ½ external doors to:

Store Room

Secure store room ideal for gardening equipment, bikes and other storage needs. Double glazed opaque window to the side. Power and lighting.

Additional Information

Rako electronic lighting system throughout.



Sonos sound system connected in Lounge, Living Dining Kitchen, Sitting Room/Study, Master Bedroom & Master En-Suite.



Neo Smart blinds in Living Dining Kitchen, Lounge, Sitting Room/Study, Bedroom Four and Bedroom Two, controlled by mobile phone app.

Heatmiser underfloor heating system operated by air source heat pump.



All of the above are controlled by remote control and mobile phone app.

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