Kilcoby Avenue, Greater Manchester, M27 8AE

Berry & George Estates was set up to make selling and buying your home easier - plain and simple. Unlike most agents, we're available 7 days a week, including out of hours, because that's when people actually need us! Read our glowing Google Reviews, left by real people, like you!


If you need help with a mortgage, speak to Beth at Love Mortgages, she's Award Winning and voted Mortgage Broker of the Year three years running - and yes, the advice is free. Just Google 'LoveMortgages Mold' and check out the reviews for yourself..


Firstly, I just want to point out that this home has a rare 'A' Rated Energy Performance Certificate, which has been achieved through the installation of solar panels that provide free daytime electricity. There is also a modern air-source heat pump system, with retrofitted cavity wall insulation, of which none of this was standard when built and has been added at great expense to the present owners.


This home is basically a blank canvass for you to come in and alter to exactly how 'you like', and it's priced just so that you can do this!


There is an undeniable cache to being able to live in, or at least near to a thriving metropolitan city, but all too often these locations carry hidden disadvantages, so it is best to think carefully before committing yourself.


Happily though, this particular home manages to encapsulate many of the good points of living near the centre of the action, while avoiding the less desirable ones and does so with panache. Who, when weighing up the pros and cons of big city living, would think that such a home could be found within easy reach of a nature reserve and still only a short tram ride away from the beating heart of this amazing city? Well not me for a start, so let's see what all the fuss is about.


Situated on what I would hesitate to call an estate, because the term carries visions of rows of identical dwellings which blend into one another denying any sense of individuality, it almost sits on an island, sandwiched between the main A6044, the canal bank and a large wooded area giving a very 'country' feeling that can come as a surprise. Yes, there are pockets of industry locally, but these are never intrusive and indeed can be largely ignored as a necessary evil because after all, how can a big city exist without them?


A large open plan lawn lies to the front of the home, beside which a driveway passes between this house and next door, to the detached garage at the rear. A small canopy type porch offers protection to visitors leaning on the bell, or even the more determined carol singers.


Stepping into the hallway, it's a great place to store your shoes and coats. Stairs rise in front of us, and a door to our right reveals the formal dining room.


This is a large and comfortable space, where its attractive and practical ceramic tiled floor continues through and into the kitchen area. Yes, this is in fact a dining/kitchen, but before you imagine a deeply compromised space with insufficient room to fulfil either role adequately, look again, and you will appreciate the scale of the place. A full sized six seat table is swallowed easily with room left for any additional furniture that you may fancy, and nothing here encroaches into the kitchen area at all.


Speaking of the kitchen, this large space features high and low level fitted units to three sides while leaving a place in the centre that could even accommodate an island, should you wish, though with the storage and work top space currently on offer, I doubt it would be necessary. All the expected 21st century technology is present and correct, making life as simple as it can ever be when catering for a hungry family who also wear clothes and presumably create laundry.


Set in the side wall is a the 'back' door, opening onto the driveway at the side of the home while opposite this, another door takes us back into the home and past the downstairs cloakroom.


This is a very generously sized room, as far as a cloakroom goes, and contains all of the usual suspects that you'd expect to find. There's a pedestal hand basin and lavatory, as well as a frosted window that lets the light flow in and keeps any prying eyes out.....not that its that kind of area.


Returning to the main hallway, the first door off the hall opens into the main lounge.


This is a large and comfortable space which places little restraint upon you when choosing your furniture, because this will accommodate any style or size you select. The main focal point of the room is provided by a stylish faux marble fire surround, where a living flame electric fire may be a welcome addition. The light in here comes from a set of sliding patio doors that open into the attached Conservatory/Orangery, though to call it that is selling it short.


It has been fitted with a solid roof and so it becomes more of an additional living space suited for all year-round use. Currently it's being used as a playroom, but what you want to use it for, well that's for you to decide....and isn't life all about choices?


From the Conservatory/Orangery, you can appreciate the fully enclosed garden where energetic children can run off steam, and doubtless will, on the soft play surface. However, when the little darlings have run themselves to a standstill and retired to bed, it then gives the adults in the home, somewhere to sit in peace as the light fades with the increasingly necessary draughts of alcohol. Completely enclosed and pretty private, this garden is a 'busy person's dream. Low maintenance, and then there is an open, wooden outbuilding that currently houses a hot tub - but again, what you decide to use it for is up to you.


Moving back through the home to the hallway we pass the bottom of the stairs and come to the hall's last remaining door. This reveals a room that helps provide much of the flexibility to be found here; overlooking the front lawn, it is the perfect size and location for a man/woman-cave, music room or even, for those condemned to working for a living, a splendid home office.


Climbing the stairs to the landing brings us face to face with the family bathroom.


Pleasingly presented and in excellent condition it houses a pedestal hand basin, lavatory and traditional bath fitted with a glass side screen to protect the body of the room from any over-enthusiastic use of the shower above. The shower is of the type which draws its hot water directly from the home's heating system, eliminating the twin problems of feeble pressure and inconsistent temperature, which can only be a good thing.


Adjacent to here, the first of the bedrooms can be seen as either a luxuriously proportioned single room or, thanks in no small measure to the large fitted wardrobe and the space it offers, a compact but perfectly comfortable double.


Moving towards the front of the home takes us to the principal bedroom, an altogether different kettle of fish. This is a large and well appointed room featuring not one, but two fitted wardrobes, which in turn frees up sufficient space for additional furniture if required.


We then come to the very handy en-suite with its pedestal hand basin, lavatory and walk-in shower cubicle.


Retracing our steps along the landing and past the head of the staircase we come to the remaining bedrooms.


The first and largest, of which rivals the principal for space and not fittings, having to make do with only one fitted wardrobe (shame...) though this is hardly an imposition.


The final bedroom, like the first, is possibly best suited for use as a single, although a small double could fit in if necessary. Whatever use you choose to put it to, it adds the finishing touch to this capable, flexible and rather lovely family home.


That fact that you have solar panels providing free electric during the day, an EPC 'A' rating with a recently acquired air-source heat pump and Cavity wall insulation, means that the rising energy bills that us, mere mortals are facing, shouldn't be giving you sleepless nights....now surely that's worth its weight in gold....


Useful information:

COUNCIL TAX BAND: E (Salford)
ELECTRIC & GAS BILLS: TBC
SOLAR PANELS: TBC
WATER BILL: TBC

Please note there is an annual estate maintenance charge of approximately £180 PA


Photos are taken with a WIDE ANGLE CAMERA so PLEASE LOOK at the 2D floor plans for approximate room sizes, as we don't want you turning up at the home and being disappointed, courtesy of planstosell.co.uk:


All in all this home manages to pull off the very clever balancing act of providing four bedrooms and spacious living accommodation in a modern suburban setting, while retaining an indefinable sense of character, and it is this that makes it something of a rarity. It is in excellent condition, just waiting for you to put your own stamp on it, with the sort of transport links essential to modern living and best of all, it is realistically priced, and let's not forget the 'A' rated EPC, Air-Source Heat Pump and the Solar Panels and Cavity wall insulation......so give Berry and George a call today, it'll be the best thing you do all day...unless you're a film star, racing driver etc, in which case, it'll be the 2nd best thing you do!


Berry and George are here to help you throughout the buying and selling process, nothing is too small for us to help you with - please feel free to call us to discuss anything with regards to buying or selling.


This write-up is for light hearted reading and should be used for descriptive purposes only. Some of the items mentioned in it may not be included in the final guide price and may not be completely accurate - so please check with the owners before making an offer.


Always check floor plans before visiting as photographs are taken with a wide angle lens and room sizes can appear deceiving and we don't want you to be disappointed when you view.


1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While Berry and George endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact Berry & George Ltd and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. Anti Money Laundering - Note - To be able to sell or purchase a property in the United Kingdom all agents have a legal requirement to conduct Identity checks on all customers involved in the transaction to fulfil their obligations under Anti Money Laundering regulations. We outsource this check to a third party and a charge will apply. Ask the branch for further details.
6. MISREPRESENTATION ACT 1967: THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS. NEITHER BERRY AND GEORGE Ltd NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY!
UNAUTHORISED COPY OF THESE SALES PARTICULARS OR PHOTOGRAPHS WILL RESULT IN PROSECUTION - PLEASE ASK BERRY & GEORGE LTD FOR PERMISSION AS WE OWN THE RIGHTS!