Place Farm Avenue, Orpington, Orpington, BR6

CHAIN-FREE and ready to move into, this well presented four-bedroom town house offers an exceptional blend of space, comfort, and convenience in a highly sought-after location on the borders of Crofton and Petts Wood. Ideal for growing families, the property boasts a versatile layout with a spacious lounge/diner, a ground floor home office or fourth bedroom, modern bathroom, and a useful utility room featuring a shower cubicle. With private off-road parking and a delightful rear garden backing onto communal green spaces, this home combines ample living space with excellent transport links and proximity to outstanding schools. Situated within easy walking distance of Crofton’s highly regarded infant and junior schools, which have been rated Ofsted Outstanding, and close to the popular Darrick Wood senior school, this location is perfect for families prioritising education. Grammar schools, including St Olave's and Newstead Wood, are also accessible nearby. Commuters benefit from being close to Orpington and Petts Wood mainline stations, offering fast and frequent services into Central London, making this property an excellent choice for professionals needing easy city access. The neighbourhood is well connected, with the larger communities of Petts Wood, Orpington, and Locksbottom all within easy reach, providing a host of amenities and recreational options. Entering the home, you are greeted by a practical ground floor featuring a versatile room that can serve as a home office or fourth bedroom, ideal for those working remotely or needing flexible living arrangements. Also on this level is a convenient cloakroom and a utility room, cleverly positioned within the rear section of the converted integral garage, complete with a shower cubicle, perfect for active families or pet owners returning from outdoor activities. The first floor reveals a bright and spacious double-aspect lounge/diner, designed with contemporary flooring that flows seamlessly into a stylish fitted kitchen at the rear. This open-plan area provides ample space for both relaxing and entertaining, flooding the home with natural light throughout the day. Upstairs, three well-proportioned bedrooms offer generous accommodation, including large windows that overlook the peaceful surroundings. The top floor is completed by a modern family bathroom, fitted with quality fixtures and a fresh, clean design. Additional benefits of this fine property include a Vaillant gas central heating boiler, double glazing throughout, and a private rear garden that enjoys a peaceful outlook onto communal gardens, creating a pleasant green backdrop and a perfect spot for outdoor dining or play. Offered with no onward chain and boasting a private driveway, this town house is ready for immediate occupation and represents an excellent opportunity in a prime location. With strong local schools, excellent transport links, and spacious, flexible accommodation, this property is perfectly suited to families seeking a comfortable and convenient lifestyle. Internal viewings are highly recommended and can be arranged exclusively through Proctors, the seller’s sole agent.

Standard brick and tile.

Entrance Hall

Double glazed entrance door and window to front, contemporary vinyl flooring, radiator, built-in storage cupboard, under stairs cupboard housing hot water cylinder. Door to utility room/shower room (former integral garage).

Cloakroom

Double glazed window to rear, white suite comprising, hand wash basin set in vanity unit and low level WC, radiator, wall mounted Vaillant boiler.

Utility Room

7' 11" x 7' 2" (2.41m x 2.18m) Original rear end of integral garage, shower cubicle, plumbed for washing machine, single sink unit, wall mounted storage cupboards. Door to front section of storage garage.

Bedroom Four/Study

9' 6" x 8' 4" (2.90m x 2.54m)
Double glazed French doors to garden, double glazed window to rear, wall mounted storage cupboards, radiator.

Landing

Fitted carpet to stairs.

Open Plan Lounge/Diner

25' 8" x 16' 3" (7.82m x 4.95m) (into stair recess) Double glazed windows to front, radiator, contemporary flooring, feature fireplace surround, electric fire, stairs to second floor, open plan to dining area.

Dining Area

Double glazed window to rear, radiator, opening to kitchen, pleasant views across communal gardens to rear.

Kitchen

7' 10" x 6' 11" (2.39m x 2.11m)
Double glazed window to rear, range of wall and base units, stainless steel sink unit set in worktop, plumbed for dishwasher.

Top Landing

Fitted carpet to stairs, built-in linen cupboard, access to loft.

Bedroom One

12' 11" x 9' 7" (3.94m x 2.92m)
Double glazed window to front, radiator, built-in double wardrobe.

Bedroom Two

10' 3" x 9' 9" (3.12m x 2.97m)
Double glazed window to rear, radiator, built-in wardrobe.

Bedroom Three

9' 11" x 6' 5" (3.02m x 1.96m) (into wardrobe) Double glazed window to front, radiator, built-in wardrobe, wall mounted storage cupboards, wood effect flooring.

Family Bathroom

Double glazed window to rear, white suite comprising, hand wash basin, bath, low level WC, radiator, wood effect flooring.

Integral Garage

Converted into a storage room (front aspect), up and over door, electric meter, power and light. Rear aspect converted to a utility room/shower room with interior hall access.

Rear Garden

Mainly paved with shrub borders, rear pedestrian access to communal lawns.

Frontage

Private driveway to front. Front garden with synthetic lawn, parking for two cars,

Council Tax

Local Authority : Bromley
Council Tax Band : E

Service Charge

There is an annual service charge payable to Caxtons. This covers landscaping of communal lawns and general upkeep of the development looking neat and tidy throughout the year. £200.00 approximately per annum.