Grangeways, Brighton, East Sussex, BN1

GUIDE PRICE: £950,000--£1,050,000.

SPACIOUS FAMILY HOME WITH PARKING.

HUGE SOUTH FACING LEVEL REAR GARDEN.

LOCATED IN THE HEART OF PATCHAM OLD VILLAGE.

CLOSE TO LOCAL SHOPS.

INTERNAL VIEWINGS AVAILABLE ON REQUEST.

In a tranquil, no through lane just 10 mins drive from the city centre and 5 min from Preston Park’s direct trains to Gatwick and London, this charming, detached 4 bed house with a large loft and plentiful off street parking has a big, beautiful south facing garden where a versatile garden room at the far end has power and hard wired optic fibre broadband. In an exclusive spot with a footpath to a good infant school a few doors up and the park, shops and cafés of historic Patcham Village a short walk, the Junior and High schools are a 3 min drive – or 10-15 mins stroll.

Inside, loving care has created an inviting but practical family home where 183.1m2 (1971 sq. ft.) of sunny rooms combine comfort with a sophisticated lifestyle. An elegant double depth living room opens to the garden, enjoys uninterrupted light and offers a warm welcome with a flame effect fire, whilst a formal dining room offers options – including a social space for teens to enjoy with friends. Bathed in sunshine, the stylish kitchen breakfast room with a central island leads out to the garden and has a separate utility, which also has access to the garden - and side gate to the parking. Upstairs all 4 peaceful bedrooms are large double rooms to explore. Two family rooms at the back look over the glorious garden whilst at the front, the guest room has an en-suite shower room, the principal has a glamorous walk in dressing room, and both the 1st floor family bathroom and extra ground floor w.c. have a luxury finish.

Family friendly, Patcham appeals to all age groups and has local facilities including a gastro pub, bakery and Co-Op within walking distance of this house. The gym and sports facilities of Withdean Stadium and Withdean Park are a 3 min drive whilst the playground, café, velodrome and open spaces of Preston Park, which hosts events during our festivals, are just 5 minutes away. Well-connected with bus routes to give older children independence it is off London Road which takes you to city’s cultural heart, the North Laine and the sea, or to the National Park and A23/A27 in minutes.


In Brief:
Style Detached house built in ‘Tudorbethan’ 1950’s style
Type 4 double bedrooms, 2 bathrooms + GF w.c., double depth living room, dining room, kitchen breakfast room, utility
Area Patcham Village
Floor Area: 1971 sq.ft
Garden Landscaped garden at the front, extensive south garden at the back with garden room
Parking Plentiful off street, gated bike store area
Council Tax Band: F

Introduction:
Set back from an exclusive no through lane, new life breathes through this charming, detached house with inviting, classic interiors which is set back from the quiet no through lane by plentiful off street parking and a country garden to screen it from the street. A loved family home for many years, all improvements have been unfailingly sympathetic to this graceful property, including diamond drop double glazing, where the sensitive blend of old and new begins at the entrance where the sheltering porch and original door remain, and inside the hallway is broad with practical flooring to put guests at ease and a visitor w.c. which is discreetly tucked away.

The Living Room and Dining Room:
Quiet and private – a rare asset this close to the city centre- the elegant living room is a sun-lit beauty with plenty of space for a sociable lifestyle. Lined with windows from the broad bay to the east to the wide sliding doors framing the garden to the west, a generous 4.77 x 7.82m (15’8 x 25’8) is light and inviting, opening to the garden for an easy, al fresco lifestyle whilst friends and family can relax in front of a flame effect fire in a carved, baronial style stone fireplace during cooler evenings.

Handsomely proportioned, the dining room of dual aspect is ideal for those who love to entertain – and with 2.73 x 4.19m (8’11 x 13’9), you can certainly entertain in style! This is also a spacious, versatile room which could adapt to changing needs.

The Kitchen Breakfast Room:
A sunny sanctuary spanning the whole of the back of this property, the kitchen breakfast room is a beauty, designed for everyday – but also perfect for parties. French doors bring the beautiful garden in, there is plenty of space for a family sofa beneath the large skylights and there is a choice of ambient lighting for the evenings. High spec, the glamorous kitchen is safely tucked away from the social flow behind a custom made breakfast island with power for appliances where the hygienic, ‘Earthstone’ surface also tops the streamlined units. Top grade appliances include a Hotpoint touch induction hob beneath a hood, an AEG combi/grill and fan oven in a tower, a fridge and freezer as well as a dishwasher – and there’s also a t.v. connection point opposite the island.

Hidden away, good design continues in the separate utility room which has plenty of extra storage, plumbing and power for two machines and access to the grounds and side gate to the parking, so kits can go straight into the wash and supermarket deliveries don’t need to go through the house.

The Garden and Garden Room:
The crowning glory of this comfortable home is this rare, south facing oasis which is larger than many this close to the city centre and the sea. An idyllic retreat, it is thoughtfully landscaped for a family friendly, al fresco lifestyle - and it’s child and pet secure. With a lit dining terrace with power by the living room and both a water and power source by the utility and store area, there’s an easy flow to the big, level lawn (a feature sometimes hard to find in a city built on the South Downs), cleverly planted with borders planted for seasonal colour and scent – and a tree to deliver a little shade during high summer- it’s designed for ease of maintenance so you’ll have more time to enjoy it. The lawn is large enough for play and as you walk up the side path towards the garden room, there’s a second, raised lawn used as a play area ( and the vendors are willing to discuss the swing and slide set) as well as a raised patio to the side of the garden room – so it would be easy to create a private outside area for an annexe, if you’re looking for inter-generational living or to create a passive income, stnc.

Once a double garage, the garden room has twin sets of glazed doors opening to a large living room where the office to one side has fibre optic broadband access. Next door is used as a store but the whole space, which only has stud partitions, spans an impressive 27.5m2 (296 sq. ft.) in total so you can configure it any way which suits, stnc.

The First Floor Bedrooms and Bathrooms:
At the top of the stairs, this house spreads its wings with a bright, spacious landing with an airing cupboard. With a flawless finish, the high end family bathroom is large enough for both a statuesque, elliptical bathtub with a wand attachment and a separate walk in shower with a fashionable, Hansgrohe dual head system. There’s good storage and touches of luxury include warming rails for towels.

Across the landing, the first of the double bedrooms is a peaceful refuge with a fitted wardrobe to fill and garden views, which is currently used as a home office/occasional guest room. Next door, with glorious views over a sea of gardens through two windows, the second bedroom is also a generous double, simple but stylish with a stylish wardrobe which could stay.

A calm, peaceful refuge, the guest bedroom is ready for visitors with open views mirrored by the bespoke wardrobes and a chic en-suite shower room. Quiet and comfortable, the principal bedroom has soothing proportions, two windows to bathe the room with light, 3.81 x 2.89 (12’6 x 9’6) in which to unwind and a glamorous walk in dressing room with all the organised storage you could dream of.

Agent’s Thoughts:

“Within a 5 minute radius of primary and secondary schools, parks, shops and a station with direct trains to London, this elegant home has a sociable flow and large garden, close to Devils Dyke in the National Park and only about 15 minutes from the sea.”

Owner’s Secret:
“For young families moving down from London, this house would be an ideal pick as it is convenient for the commute as well as for schools and parks. Airy in summer it is cosy in winter- and the house offers versatile options as the children grow and want to entertain. Local schools are good and nearby so you will meet other parents at the gate or in Preston Park’s playground and café. The footpath a few doors up leads to the infant school, with a nursery attached, as well as Patcham Village preschool in the village, and two other nurseries within 10 minute walk. If you are a couple, Patcham Peace Garden at the end of the lane is good for dog walking, and the gym at Withdean Stadium or open spaces of Withdean Park are very sociable too. The garden has the sun all day and is big enough for children to play in, so you won’t have to go out at weekends! We have friendly and considerate neighbours and bus routes give independence from a car. Convenient for work as well as nights out in Brighton or Hove, Preston Park Station has direct trains to London if you enjoy the theatre or commute.”

Where it is:
Shops: Patcham Village 1 mins by car, 5 on foot, city centre 10 mins drive
Train Station: Preston Park Station 25 mins on foot, 5 by cab, 10 by bus
Seafront or Park: Withdean Park 2 mins drive, Withdean Sports Stadium 3, Preston Park 5

Closest schools:
Primary: Patcham Infant, Patcham Junior
Secondary: Patcham High School, Varndean, Dorothy Stringer
Sixth Form: Patcham High School, Varndean, BHASVIC, BIMM
Private: Brighton College, Brighton Girls, Roedean, Lancing

Just a few minutes from central Brighton & Hove but surrounded by parks and green spaces, Patcham Village is known for its friendly High Street and local amenities. With something for everyone, this area is also ideal for commuters as Preston Park Station with direct trains to Gatwick and London is a 5 minute drive. Close to good schools – those at Patcham are 3 mins by car but within a 5 - 15 minute walk for older children- and the al fresco cafes and parade of shops by them are a magnet for locals. For those who love the water the sea is at one end of London Road and if you enjoy the great outdoors, the National Park is at the other! Arts venues, international restaurants and cosmopolitan shopping of the city are all easy to reach, and for those who need to commute by car, there’s swift access to the A23/A27 for the motorway or Lewes.