North Park Brook Road, Callands, WA5 9ST

EDWARDS GROUNDS offer for sale this large and spacious home, set within a highly regarded family neighbourhood in Callands, Warrington. Occupying a rarely available large plot (0.14 acre), the property has been thoughtfully extended to provide an excellent balance of comfort, versatility and outdoor space, ideal for growing families or those needing room to work, relax and entertain.

The welcoming reception hall sets the tone, with the ground floor designed around modern family living. There are multiple reception rooms to suit all stages of family life, including a generous main lounge that opens directly onto the rear garden, creating a strong connection between indoor and outdoor living.

The modern kitchen with breakfast bar flows into a bright dining area, perfect for everyday family meals and entertaining. Additional ground-floor rooms offer superb flexibility as playrooms, home offices, snug areas or even a downstairs bedroom, complemented by a utility and WC.

To the first floor are five well-proportioned bedrooms plus a home office/study (optional sixth bedroom). The master bedroom benefits from fitted wardrobes and an en-suite shower room, while the remaining rooms are ideal for children, guests or work-from-home use. A modern family bathroom, ample storage and a loft space with skylights offering future potential complete the accommodation.

Externally, the generous and private rear garden is a standout feature, ideal for children and family gatherings. With patio seating areas, lawn, mature planting and practical storage, it is designed for year-round enjoyment. The property also benefits from solar panels, providing a valuable reduction in energy costs.

Situated close to well-regarded schools, parks, amenities and transport links, this is an excellent opportunity to secure a long-term family home in one of Warrington's most popular residential areas.
GROUND FLOOR

Hallway: 14'9 (4.5m) x 6' (1.83m) including stairs
Accessed via quality composite front door with ornate obscure double-glazed panels incorporating bevelled glass and lead detail and complementary obscure double-glazed windows to each side. There is a single panel radiator, engineered wood flooring, stairs to first floor, access to lounge, kitchen, dining room, garage and downstairs W.C.
Lounge: 15' (4.57m) x 14'3 (4.34m) into bay window
A sizeable family lounge with double glazed bay incorporating double glazed French doors to rear providing pleasant outlook and access to the garden, continuation of engineered wood flooring, decorate fireplace recessed into chimney breast with feature papered walls in recess, coving to ceiling, T.V. point, contemporary style tall double panel column radiator.

Open plan kitchen and dining/living area 19'5 (5.92m) x 15' (4.57m) extending to 17'5 into 'light box' window
A spacious open plan kitchen and dining and living room area that is a key feature of this family home.
Kitchen: 15'1 (4.6m) x 9'9 (2.97m) maximum measurements
A contemporary quality fitted kitchen with high gloss grey fronted over height wall and base units with chrome bar handles and impressive white polished quartz countertop extending into wide a peninsular breakfast bar, black glass touch control induction hob with black glass extractor hood above and a self-cleaning electric oven beneath.
One and a half bowl under mount sink with mixer tap over incorporating instant boiling water and filtered cold water, integrated dishwasher, integrated tall larder fridge, contemporary style column radiator, Amtico wood effect flooring. Double glazed window to rear providing open outlook over garden, brushed steel power points incorporating USB charger points and brushed steel finish light switches and sockets (with charging points), terrestrial T.V. point , access to utility and open access through to dining and living area.

Dining and living area: 17'3 (5.26m) x 9'8 (2.95m)
A spacious and bright dining area which is open plan to the kitchen with large 'light box' consisting of floor to ceiling double glazed picture window to rear and additional glazed window to side and double-glazed door to side incorporating integrated retractable blinds and providing excellent outlook over garden with sloping roof above, an additional large double glazed picture window to side and double-glazed door leading onto patio. There is a double panel radiator, feature papered wall, continuation of Amtico wood effect flooring and access through to family room.

Utility: 5'3 (1.6m) x 3'8 (1.12m)
Fitted countertop with recess and plumbing for a washing machine beneath, range of wall shelving and continuation of Amtico wood effect flooring.
Family Room: 13'3 (4.04m) x 9'7 (2.92m)
Currently enjoyed as a family room but it is adaptable in use and could be used as a home office suite, playroom or downstairs bedroom. There is a double-glazed window to front providing pleasant outlook along North Park Brook Road, double panel radiator, continuation of Amtico wood effect flooring, feature papered wall, cable T.V. point, terrestrial T.V. point and brushed steel finish plug sockets.
Dining Room: 14'1 (4.29m) into bay window x 8'8 (2.64m)
A third reception room that is adaptable in use set to the front of the property, currently enjoyed as a sitting room with double glazed bay window to front providing good view along North Park Brook Road, double panel radiator, continuation of engineered wood flooring.

Downstairs W.C./Cloakroom: 4'9 (1.45m) x 3'2 (.97m)
Low level W.C., corner set wash hand basin, single panel radiator, ceramic tiled flooring, ceiling extractor fan and splashback tiling.
FIRST FLOOR

Stairs and Landing:
A spacious landing area providing access to five bedrooms, home office and family bathroom. It has a built-in airing cupboard housing hot water tank and shelving, single panel radiator, built-in wardrobe/storage cupboard fronted by mirrored sliding doors incorporating hanging rail and shelving, loft access with retractable ladder leading to partially boarded loft and lighting within.

Master Bedroom: 11'9 (3.58m) x 12'7 (3.84m) into recess plus wardrobes
A spacious master bedroom suite with two double glazed windows to front providing pleasant outlook over North Park Brook Road, extensive range of built-in bedroom furniture consisting of two double wardrobes, a single wardrobe, matching slimline tall cupboard, fitted chest of drawers, bedside cabinets, matching panelling across one wall incorporating fitted mirrors and recessed downlight set into pelmet, single panel radiator, coving to ceiling and access to en-suite shower room.

En-Suite Shower Room: 8'8 (2.64m) maximum measurement x 3'10 (1.17m) plus recess
A spacious en-suite shower room with recessed shower tray fronted by glass shower screen and door and incorporating mains powered Aqualisa shower unit, W.C. with push button flush, semi countertop wash basin with mixer tap over and useful storage cupboards beneath, electric and central heating wall chrome ladder style heated towel rail, ceiling extractor fan, recess ceiling spotlights, electric shaver point.

Bedroom 2: 10'10 (3.3m) x 9' (2.74m)
A second double bedroom with double glazed window to front providing pleasant outlook down North Park Brook Road, exposed wood floorboards, feature papered wall, single panel radiator, recess space ideal for housing wardrobes or bedroom furniture.
Bedroom 3: 9'9 (2.97m) x 9' (2.74m)
Double glazed window to rear providing a clear view over garden, single panel radiator, built-in wardrobes fronted by mirrored sliding doors incorporating hanging rail and shelving.
Bedroom 4: 13'7 (4.14m) x 9'8 (2.95m)
This (second largest) double bedroom with double aspect forms part of the extension to the original house with double glazed window to front providing outlook along North Park Brook Road and additional double glazed window to side providing a wooded area outlook, single panel radiator.

Bedroom 5: 9'7 (2.92m) x 9'1 (2.77m)
Double glazed windows to rear and side, single panel radiator. Currently used as a home office and is adaptable in use being adjacent to the adjoining bedroom 4, This offers potential to be adapted into a separate bedroom suite and potential for en-suite facilities to be added subject to the relevant planning permission and building regulations, loft access to second loft with retractable ladder leading to open loft space with two skylight windows to rear elevation offering scope for further adaption and use.


Home Office/Bedroom: 7'7 (2.31m) x 6' (1.83m)
This room is currently used as a home office by the current owners but would serve well as a sixth bedroom with double glazed window to rear providing pleasant outlook over garden, single panel radiator.

Family Bathroom: 7' (2.13m) x 6'1 (1.85m)
A spacious family bathroom fitted with white P shaped panel bath with mixer tap over, electric shower unit over and curved glass shower screen, complementary pedestal wash basin with mixer tap over and W.C. with push button flush, wall ladder style heated towel rail, attractive tiling to walls and floor, ceiling extractor fan and double glazed window to rear providing pleasant outlook over garden.

Externally
The property is set within generous sized gardens and grounds (0.14 acre) with triple width driveway to front consisting of tarmacadam and decorative slate covered area and open lawned garden which extends along the right-hand side boundary complemented by an array of trees and decorative slate covered area to the front of the property.
Stone flagged pathway leading to right hand side gate providing access through to rear garden. The private rear gardens are a key feature of the property and consist of spacious flagged patio area set across the rear of the property that extends further along the right-hand side with lawned garden beyond with soil bedding borders complemented by an array of shrubs, plants and trees.
An additional landscaped area to the right-hand side consisting of decorative slate covered area, flagged and stone covered area ideal for garden furniture all enclosed by timber panel fencing. Set within the garden is a timber shed set to the rear boundary.
To the right-hand side of the property is a useful garden storage area ideal for storage of refuse bins and housing a second large timber shed. Throughout the rear is a range of garden lighting and outside water supply.
Aerial Images

INFORMATION ON THE SOLAR PANEL SYSTEM
A valuable addition to the home, the privately owned solar panel system is included in the sale and offers an attractive Feed-in Tariff, helping to generate ongoing income while reducing energy costs. Installed with a 25-year manufacturer's guarantee, the system provides long-term efficiency, sustainability, and peace of mind for the future owner. The current owners would be happy to share further information relating to the solar panel and production of solar energy with prospective buyers upon request.

Garage: 18'2 (5.54m) x 8'4 (2.54m)
A generous sized integral garage accessed via up and over door with secure internal door leading to reception hall, wall mounted central heating boiler, wall mounted electric fuse board, additional fuse board and isolation switches for solar panels, power and lighting within.

REFERENCE
MW/LW ID 183761
Local Authority
Warrington Borough Council, Council Tax Office, Rylands Street, Warrington
WA1 1EJ Telephone: .

Council Tax Band
Band D.
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All measurements are taken electronically and whilst every care is taken with their accuracy they must be considered approximate and should not be relied upon when purchasing carpets or furniture. Floor plans are not to scale and are for illustration purposes only. No responsibility is taken for any error, omission or misunderstanding in these particulars which do not constitute an offer or contract. Services and appliances have not been tested and therefore no warranty is offered on their operational condition.
MAKING AN OFFER
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