Boar Green Close, Manchester

**CUL DE SAC** **IDEAL FOR FAMILIES** **DETACHED** **GARAGE** **DRIVEWAY** **WELL PRESENTED** **SPACIOUS REAR GARDEN** **CONSERVATORY** **PLANNING PERMISSION FOR SIDE AND REAR EXTENSION** **THREE BATHROOMS**
McDermott & Co proudly present to the market this stunning four bedroomed detached family home tucked away on a desirable cul-de-sac in the Moston area. Offering spacious accommodation inside and out and a stylish decor throughout meaning this property is ready to be moved into. The ground floor briefly consists of entrance hallway, lounge, modern kitchen/dining area, conservatory and downstairs WC. To the first floor are four bedrooms, master bedroom three piece en-suite and family shower room. Externally presents an ample driveway, separate garage with electric doors and gated access to a spacious and well-maintained multi level rear garden with paved area and artificial grassed areas. Warmed by gas central heating with combi boiler and UPVC double glazing throughout. The property has planning permission for a double storey side extension and extension to the rear. In close proximity to local schools, shops and amenities and a 10 minute walk to Newton Heath and Moston tram stop for easy access to and from Manchester City Centre. Viewings highly recommended to appreciate this impressive family home.

Entrance Hallway - 5.18m x 1.60m (17'0 x 5'3) - Entrance hallway, under flooring heating, tiled flooring, spotlights, radiator, neutral decor, stairs off

Lounge - 5.94m x 3.28m (19'6 x 10'9) - Front facing and side facing with front into bay window, carpeted, radiator, electric feature fire, feature panelled wall, shelving with lighting, built in storage under side window, blinds, neutral decor.

Downstairs Wc - 1.98m x 0.94m (6'6 x 3'1) - Front facing, modern two piece bathroom suite in white comprising vanity sink and toilet, under floor heating, tiled flooring, radiator, partly tiled walls, spotlights, neutral decor.

Kitchen/Dining - 2.74m x 6.15m (9'0 x 20'2) - Rear facing, modern range of fitted wall and base units in white finish with complimentary white quartz worktops. Inset sink and drainer with mixer taps over, built in electric oven and gas hob with extractor hood over, tiled splashback, under flooring heating, tiled flooring, spotlights, blinds, neutral decor, in the dining area patio doors leading into the conservatory.

Utility Room - 1.37m x 1.78m (4'6 x 5'10) - Door to the side of the property, under floor heating, tiled flooring, washing machine dryer, wall storage cupboards, neutral decor.

Conservatory - 2.82m x 2.41m (9'3 x 7'11) - Rear facing, White upvc, carpeted, neutral decor, door leading to rear garden.

Stairs - Stairs leading to all first floor rooms, carpeted, window mid way up the side facing, neutral decor, radiator on landing, spotlights, loft access.

Bedroom One - 3.81m x 3.15m (12'6 x 10'4) - Front facing, carpeted, radiator, spotlights, neutral decor, door leading to en-suite

En-Suite - 1.52m x 1.50m (5'0 x 4'11) - Side facing, modern three piece bathroom suite in white comprising vanity sink and toilet, shower cubicle, heated chrome towel rail, fully tiled walls , tiled flooring, spotllights.

Bedroom Two - 3.38m x 2.54m (11'1 x 8'4) - Rear facing, carpeted, radiator.

Bedroom Three - 2.06m x 3.53m (6'9 x 11'7) - Rear facing carpeted, radiator, panelled walls, neutral decor.

Bedroom Four - 2.03m x 2.90m (6'8 x 9'6) - Front facing, two windows, carpeted, spotlights, neutral decor.

Family Bathroom - 2.08m x 1.93m (6'10 x 6'4) - Side facing, modern three piece bathroom suite in white comprising sink and toilet, bath, heated chrome towel rail, partly tiled walls , tiled flooring, spotlights, vinyl floor tiles, shaving plug, neutral decor.

Garage - 5.36m x 5.51m (17'7 x 18'1) - With electric door and electrics inside and side door for easy access from the property.

Externally - To the front there is a lawned garden and double driveway leading to double garage with electric door. A side gate leading to the rear garden which has multi levels with paved area and artificial grassed levels.

Tenure - Leasehold but vendors have advised they are in the process of buying the Leasehold.

Stamp Duty - Residential property rates
You usually pay Stamp Duty Land Tax (SDLT) on increasing portions of the property price when you buy residential property, for example a house or flat.
The amount you pay depends on:
•when you bought the property
•how much you paid for it
•whether you’re eligible for relief or an exemption
Rates for a single property
You pay SDLT at these rates if, after buying the property, it is the only residential property you own. You usually pay 5% on top of these rates if you own another residential property.
Rates up to 31 March 2025
Property or lease premium or transfer valueSDLTrate
Up to £250,000Zero
The next £675,000 (the portion from £250,001 to £925,000)5%
The next £575,000 (the portion from £925,001 to £1.5 million)10%
The remaining amount (the portion above £1.5 million)12%
Example
In October 2024 you buy a house for £295,000. The SDLT you owe will be calculated as follows:
•0% on the first £250,000 = £0
•5% on the final £45,000 = £2,250
•total SDLT = £2,250
Rates from 1 April 2025
Property or lease premium or transfer valueSDLTrate
Up to £125,000Zero
The next £125,000 (the portion from £125,001 to £250,000)2%
The next £675,000 (the portion from £250,001 to £925,000)5%
The next £575,000 (the portion from £925,001 to £1.5 million)10%
The remaining amount (the portion above £1.5 million)12%
Example
In April 2025 you buy a house for £295,000. The SDLT you owe will be calculated as follows:
•0% on the first £125,000 = £0
•2% on the second £125,000 = £2,500
•5% on the final £45,000 = £2,250
•total SDLT = £4,750