Hillbury Road, Warlingham, CR6

Park & Bailey are delighted to present this extended three-bedroom semi-detached family home, offering generous and versatile living space in a popular and convenient location. The property is ideally positioned within easy reach of mainline train stations and a choice of well-regarded schools.

Entrance Hall Accessed via the front door, the entrance hall features wood flooring and a useful under-stairs storage cupboard. Glazed door panels allow natural light to flow through, creating a bright and welcoming first impression.

Lounge A bright and inviting reception room with a double-glazed bay window to the front aspect. The room includes a feature gas fireplace (currently disconnected). Glazed double doors allow the lounge to be separated from the dining/family room if desired, and there is also a separate glazed door leading directly from the entrance hall.

Dining / Family Room Located off the lounge and finished with wood flooring, this versatile space opens into the extended living area, making it ideal for family living and entertaining. The room includes a working electric fireplace and benefits from double-glazed French doors opening directly onto the rear garden. There is also a separate glazed door providing access from the entrance hall.

Extended Kitchen Beautifully extended to create a spacious open-plan kitchen ideal for modern family living. The kitchen is fitted with a gas range cooker and offers ample cupboard storage. Two windows provide excellent natural light, and there is a separate glazed door leading from the entrance hall.

First Floor The staircase, landing and all bedrooms have been recently re-carpeted. Stairs rise from the entrance hall to a light first-floor landing providing access to:

Bedroom One A generous double bedroom with a double-glazed bay window to the front.

Bedroom Two A further double bedroom overlooking the rear garden.

Bedroom Three A well-proportioned single bedroom with a front-aspect window.

Bathroom Fitted with a shaped bath, wash hand basin, built-in airing cupboard and a double-glazed window to the rear. A newly fitted boiler (May 2025) is housed in a cupboard and features a modern Hive temperature control system.

Separate Cloakroom A separate upstairs WC located next to the bathroom.

Loft The property benefits from an insulated loft with access from the landing.

Subject to the necessary consents, this space offers potential for conversion into a fourth bedroom with en-suite, a popular project among neighbouring properties on Hillbury Road (as evidenced via the local planning portal).

External WC A low-level WC located externally; pipework and drainage remain in place, though currently disconnected.

Front Garden & Parking The front garden includes a driveway providing off-street parking and access to the garage, which in turn offers rear access to the garden. The garage benefits from lighting, two electrical sockets and fitted shelving, making it ideal for use as a workshop or for additional storage. A paved driveway provides off-street parking for one vehicle and comfortably accommodates a larger car. Subject to removal of the front lawn, the driveway could be reconfigured to provide parking for two vehicles.

The garden features a recently re-turfed lawn, two established rose bushes and a wisteria.

Rear Garden A standout feature of the property, the rear garden is thoughtfully arranged across multiple levels. It includes a paved patio and recently re-turfed lawn bordered by established rose plants and fully enclosed fencing. Steps lead to a further patio area with a pond, continuing up to an upper terrace featuring a second pond, a shed, and backing directly onto woodland. The upper garden is planted with bluebells, peonies and primroses, providing attractive seasonal colour in spring and early summer. The garden features a recently re-turfed lawn, two established rose bushes and a three-year-old wisteria.

As part of our provision, we may offer ancillary services to assist with your transaction. With your consent we will refer your details to a select group of providers. There is no obligation to provide your consent, or to uptake any of these services, but where you do, you should be aware of the following referral fee information:

Cook Taylor Woodhouse Solicitors – £250 + VAT per referral
Taylor Rose Solicitors – £175 + VAT per referral 
Hawke Financial Services – 30% of fee
Arnold & Baldwin Surveyors – 10% of fee
Huxley Surveyors – £25/£50 voucher per referral
Atrium Surveyors - £20 - £50 per referral
Xander Surveying - £50 - £70 per referral

Garden

The rear garden is arranged over three tiered levels: a lower level featuring patio areas, the main lawn and a pond; a mid-level with a further patio and second pond, ideal for summer barbecues; and an upper tier with a shed, backing directly onto woodland.

Disclaimer

For more information on our referral fees, please visit our Referral Fee Disclaimer