Derby Road, Beeston, NG9

This semi-detached family home on Derby Road offers something that's increasingly hard to find: a genuinely versatile living space that can adapt to how a busy family actually lives. The standout feature here is the exceptional amount of ground-floor space, which includes a large living room, a separate dining room, and an additional study or snug area accessed via an annexe hallway. This layout provides families with the breathing room they need, whether that's separate spaces for working from home, a teenager's den, or simply a quieter area when the main living areas are in full use.

The kitchen is modern and practical, fitted with white units and featuring a double oven, washing machine, and views across the garden. There's also a ground-floor shower room, which is invaluable for busy mornings or when you've got muddy kids coming in from the garden. Upstairs, you'll find three bedrooms (two good-sized doubles and a smaller third room that works as a single bedroom or study) plus a spacious family bathroom with a bath. The front bedroom benefits from a bay window, while the rear bedroom looks out over the garden and the parkland beyond.

The garden itself is a real asset. It's large, well-established, with mature borders and leafy trees, and crucially, it backs directly onto Beeston Fields Recreational Ground with rear gate access. For families with active children or dog owners, this is gold dust. You've essentially got a vast green space on your doorstep. There's also a conservatory off the main living room, perfect for enjoying the garden views year-round. The utility room provides additional practical space and access to the garden decking.

Location Summary

Derby Road sits on the A52, providing straightforward access to both Derby and Nottingham, along with major local employers including the Queen's Medical Centre, Boots headquarters, and the University of Nottingham campus (within half a mile). The property is located within the catchment area of the popular Alderman White Secondary School, offering a significant advantage for families.

The immediate area offers excellent outdoor amenities, with Beeston Fields Recreational Ground directly behind the property and Wollaton Park less than a mile away. Perfect for weekend walks around the lake and visiting the historic house. Beeston town centre is easily accessible via Woolerton Road, offering Tesco Extra, Sainsbury's, Lidl, as well as a good selection of cafés, pubs, bars, and restaurants. Keen golfers are particularly well-served with Beeston Fields Golf Club virtually on the doorstep, plus Chilwell Manor and Wollaton golf courses nearby.

Beeston train station is approximately 10 minutes away, providing direct services to London St Pancras in around 1 hour 42 minutes. This is an established residential area with strong transport links and excellent facilities for active families.

An Important Note Regarding Fees

As well as paying the rent, you may be required to make the following permitted payments.

Permitted payments:

For properties in England, the Tenant Fees Act 2019 means that in addition to rent, lettings agents can only charge tenants (or anyone acting on the tenant’s behalf) the following permitted payments:

• Holding deposits (a maximum of 1 week’s rent);

• Deposits (a maximum deposit of 5 weeks’ rent for annual rent below £50,000, or 6 weeks’ rent for annual rental of £50,000 and above);

• Payments to change a tenancy agreement eg. change of sharer (capped at £50 or, if higher, any reasonable costs);

• Payments associated with early termination of a tenancy (capped at the landlord’s loss or the agent’s reasonably incurred costs);

• Where required, utilities (electricity, gas or other fuel, water, sewerage), communication services “telephone, internet, cable/satellite television), TV licence;

• Council tax (payable to the billing authority);

• Interest payments for the late payment of rent (up to 3% above Bank of England’s annual percentage rate);

• Reasonable costs for replacement of lost keys or other security devices;

• Contractual damages in the event of the tenant’s default of a tenancy agreement; and

• Any other permitted payments under the Tenant Fees Act 2019 and regulations applicable at the relevant time.

Kitchen

2.23m x 1.64m

A modern, practical kitchen fitted with white units featuring maple wood-effect detailing and laminate worktops. The room features a built-in double oven, a washing machine, and a porcelain sink positioned beneath a UPVC window overlooking the garden. Tiled floors and walls provide easy maintenance, with access to both the hallway and the side annexe.

Living Room

4.95m x 3.41m

A notably large reception room, considerably more spacious than typical properties of this type. The room features multiple windows providing plenty of natural light and offers ample space for family living.

Front Room

3.8m x 3.1m

Positioned at the front of the property, this flexible reception room, previously used as a bedroom, works perfectly as a formal dining space. With multiple living areas available throughout the house, busy families have the option to spread out and utilise spaces as needed.

Office / Snug

2.22m x 4.8m

Located on the ground floor and accessible via the annexe hallway, this extended room provides valuable additional space, slightly separated from the main living areas. Perfect as a home office for someone running their own business or working from home, it can also serve as a teenager's private space or a family snug. The flexibility here will appeal to many households.

Utility Room

2.49m x 2.01m

Positioned next to the ground-floor study/snug, this utility space features fitted kitchen units and new vinyl flooring. Direct access to the garden decking makes this a functional transition space between indoors and out.

Conservatory

3.06m x 2.1m

Accessed from the main living room, this conservatory space provides a peaceful retreat for relaxation, offering views across the tree-lined garden. Ideal for enjoying the garden throughout the year.

Annexe Hallway

2.02m x 3.5m

Part of the property's extended footprint, this additional hallway provides access to the ground floor study and utility areas. A Velux window ensures the space remains bright and well-lit.

Downstairs Shower Room & WC

2.8m x 1.01m

A practical ground-floor shower room featuring an electric shower, toilet, and hand basin. Essential for busy family mornings or after time spent in the garden.

Entrance Hallway

4.9m x 1.9m

Bedroom 1

3.4m x 3.39m

A spacious double bedroom overlooking the private rear garden with views extending to the parkland beyond. The large window maximises natural light, and the room is finished with grey carpet and neutral décor throughout.

Bedroom 1

3.4m x 4.29m

A double bedroom at the front of the property featuring a bay window overlooking the driveway. The carpeted room features good proportions, providing sufficient space for a double bed, wardrobe, chest of drawers, and bedside tables.

Bedroom 3

2.39m x 2.34m

A versatile, smaller room suitable as a single bedroom, children's room, study, or additional storage space with wardrobes.

Family Bathroom & Separate WC

2.07m x 2.32m

A spacious first-floor bathroom fitted with a large bath, shower, and hand basin. Well-proportioned for family use with plenty of room for everyone. The toilet is separated into its own space for added convenience, recognising the pressures of busy family life.

Garden

The large, established garden is one of this property's major attractions. Mature borders and big leafy trees give the space genuine character, while the key feature is the rear gate providing direct access to Beeston Fields Recreational Ground. This effectively extends your outdoor space significantly and will be particularly valued by families with active children or dog owners. The garden features a deck accessible from the utility room.

Parking - Driveway

Large off-road private driveway suitable for parking and turning two vehicles.