Bodmin Grove, St. Helens, Merseyside, WA11

There is far more to this Bodmin Grove home than first meets the eye, with multiple living spaces, a substantial kitchen and a rear garden built around family life and entertaining.

-[ABOUT YOUR NEW HOME]-

Welcome to Bodmin Grove, where this semi-detached home gives you a lot more than its frontage initially suggests.

The block-paved driveway covers the full width of the frontage, so you are not restricted to the narrow single-car arrangement often found with similar homes. 

The enclosed porch gives you a sheltered entrance and somewhere to deal with shoes, coats and everything else that tends to arrive home with you.

Once inside, the amount of choice across the ground floor becomes one of the home's biggest strengths.

At the front is a dedicated living room, separated from the busier kitchen and family spaces further back. A wide window fills much of the front wall, complemented by pale wood-effect flooring, white décor and recessed lighting. Decorative wall panelling gives one side of the room some additional character, while there is enough floor space for a corner sofa and media set-up.

For family life, having a lounge that doesn't also need to serve as your dining room, playroom or workspace is a real advantage. It can simply remain somewhere to put your feet up, watch a film or escape to when the rest of the house is busy.

The kitchen takes up a substantial footprint, with cabinetry wrapping around three sides. There is an impressive amount of cupboard and drawer storage, accompanied by long stretches of timber-effect worktop that give you plenty of room for food preparation and smaller appliances. A gas hob and extractor sit above the built-in double oven, with the sink positioned across the opposite run. 

There is space for a large freestanding fridge freezer and a separate area of worktop currently used as a coffee station. White tiled splashbacks keep the finish simple, with recessed spotlights overhead and subtle lighting at plinth level.

What really changes the kitchen, though, is what happens beyond it. Wide openings lead directly into the rear living and dining area. You can still distinguish where the kitchen ends and the living space begins, but conversation and family life can carry naturally between them.

There is enough room to give dining and relaxing their own areas. A full dining table could occupy one side without taking over the room, leaving space on the other available for your sofa and television.

Breakfast can happen here, children can settle down nearby while dinner is cooking, and when people come over you have a much larger social area extending out from the kitchen. Meanwhile, the front lounge remains completely separate whenever somebody wants a quieter evening.

Another room on the ground floor is currently dedicated entirely to play. For a household with younger children, being able to keep a large proportion of the toys and games in one room could prove invaluable, particularly when you want to reclaim the lounge at the end of the day. Its usefulness does not end there. A home office, gaming room, hobby room or den for older children would all make sense here in years to come. You can change its purpose without having to give up either of the principal reception spaces.

There is also a bathroom downstairs. A curved bath with handheld shower fitting sits alongside the WC and compact vanity basin, with dark tiling around the bathing area providing contrast against the lighter walls. Fitted storage gives towels, toiletries and other bathroom essentials somewhere to disappear when they are not being used.

The rear garden deserves more than a passing mention because a considerable amount has been fitted into it without losing the sense of having distinct areas to enjoy.

Immediately outside the house, paving creates plenty of room for garden furniture and connects closely with the rear living space. On a warm day, you can open the doors and carry meals, drinks and conversation straight outside rather than having the garden feel detached from the rooms you use most.

Alongside the paving is an artificial lawn, giving children a softer area for playing without adding much maintenance to the weekly routine. Then there is the covered entertaining area. This has been set up as much more than somewhere to put a barbecue. Beneath the roof is a decked floor, fitted counter space, barbecue, preparation areas and storage, with space to add a wall-mounted television and dartboard turning it into a genuine outdoor social space. 

It means summer entertaining does not have to revolve around repeatedly disappearing back into the kitchen. Food can be prepared outside, drinks can stay outside and there is somewhere sheltered to gather when the weather inevitably becomes less cooperative.

Storage is another area where the garden goes well beyond the basics. A substantial timber outbuilding provides room for bikes, tools, DIY equipment, outdoor toys and larger belongings. It is already arranged as a workshop, with a long bench and shelving ready for tools and ongoing projects as well as ample space for additional storage.

Back inside and upstairs, the excellent sense of space continues with three bedrooms and the family shower room.

The main bedroom is positioned at the rear. A wide window brings plenty of daylight across the room, and the dark geometric feature wall gives the otherwise neutral interior a stronger focal point. 

The second bedroom is ideal as a child room, with space for a bed and bedside furniture. Its grey feature wall, white finishes and matching grey carpet provide a fairly neutral backdrop, so the room could grow with a child without needing to be completely reinvented. It would work equally well as a teenager's or guest bedroom.

There's also the third bedroom, which also functions perfectly well as an office/study space or even a walk-in closet space. This allows wardrobes and drawers to move out of the main bedroom altogether, freeing that room from some of the larger pieces of furniture that normally dominate the available wall space.

The shower room completes the first floor with a good amount of fitted storage. Beneath a dark worktop, the wash basin is incorporated into the cabinetry so toiletries and everyday essentials can be stored away rather than left around the room. A curved shower enclosure occupies the opposite side, with dark tiling inside giving some contrast to the otherwise light interior. 

-[LIVING ON BODMIN GROVE]-

Bodmin Grove enjoys a pleasant location close to The Burgies woodland and cycle trails, making it an appealing choice for those who value the opportunity to enjoy the great outdoors. Whether it's a leisurely stroll, a weekend cycle or simply escaping into a more peaceful setting, the surrounding green spaces offer plenty to enjoy. Haresfinch Park is also close by and features a dedicated children's play area, providing a great place for younger residents to enjoy some fresh air and outdoor play.

For families, the area is well served by a variety of educational facilities, making schooling an important consideration for those looking to move to the area. Ashurst Primary School is conveniently located nearby, while a number of other schools can be found close by, offering plenty of choice for families with school-age children.

The property is also well positioned for those who need to commute, with the A580 just a short drive away. This provides convenient road links into Liverpool, as well as access towards the M6 motorway and North Manchester, making journeys further afield straightforward and accessible.

St Helens town centre is also within easy driving distance, offering an excellent selection of everyday amenities and leisure facilities. Residents can enjoy a variety of shops, bars and restaurants, alongside retail parks providing a wide range of shopping options.

-[MATERIAL INFORMATION]-

Tenure Type: Leasehold

Tenure Length: 945 years

Tenure Expiry Date: 15/11/2971

Annual Ground Rent: £60

Council Tax Band: B

Construction Type: Standard construction

Sources of Heating: Mains

Sources of Electricity supply: Mains

Sources of Water Supply: United Utilities

Primary Arrangement for Sewerage: United Utilities

Broadband Connection: Up to 1800 mbps

Mobile Signal/Coverage: (Out of 3), O2:2, EE:3, Three:2, Vodafone:2

Parking: Driveway

Flooded in Last 5 Years: No

Entrance Location: Front

Located on a Coalfield: In close proximity of a coal shaft

Other Mining Related Activities: In close proximity of a coal shaft

-[IMPORTANT DISCLAIMER]-

Please note: We strive to ensure that the details included (for example: description, dimensions, floorplan, photographs) within our property listings are accurate, but should all be taken as a general guide only. Any potential buyers are responsible for carrying out their own due diligence and investigations on the property they are interested in purchasing. The condition and working order of any items within the property such as appliances have not been tested. We recommend any interested parties arrange or conduct their own checks on the property to satisfy their own requirements. 

Property fixtures and fittings have not been tested and are the responsibility of the buyer. Any fixtures and fittings within the property are to be agreed with the seller and it should not be assumed that any items will be left behind. Room sizes should not be relied on to purchase furniture or floor coverings. In some cases, we digitally stage properties for marketing purposes.

We are required by law to conduct anti-money laundering checks on all individuals and companies who go on to buy a property from us. Our partner, iamproperty, will carry out these checks on our behalf. The non-refundable cost is £30 inc. VAT per person. These charges cover the cost of obtaining relevant data, any manual checks and monitoring which might be required. Only once these checks have been completed will we issue the Memorandum of Sale.