“Esfahan” ,1 Ballamanaugh Road, Sulby, IM7 2HD …

Property Description


Living Accommodation

Entrance Hallway (approx.  6'00 x 19'00)
Stepping up into an inviting entrance hallway through a uPVC door with single side light.  High level ceiling., Recessed entrance matting.  Large airing cupboard with timber doors fully fitted with shelving and coat rail.  Floors finished with slate effect tiled floor coverings.

Lounge (approx.  14'2 x 12'2)
A large bright south east facing lounge with views up to the surrounding hillside and perimeter gardens.  Two large windows maximising the light, both in the morning and evening.  An opening leads into the dining room.  Floors fully carpeted throughout.

Dining Room (approx.  14'2 x 19'2)
Running to the left hand side of the lounge this room is well divided to offer a spacious dining room.  A window offers views over the rear garden.  Floors finished with carpet flooring throughout.

Kitchen (approx.  16'00 x 12'00)
A good size kitchen comprising of a range of oak floor, wall and drawer units with black granite effect rolled edged work surfaces and blue tiled mosaic splash backs.  Central feature island with black granite effect works urfaces with seating for three to four people.  Integrated appliances comprising of stainless steel sink and half with hot and cold mixer tap.  “Brittania” 6 ring bottles gas hob with integral stainless steel extract over double oven and grill and integrated plate warmer.  “Neff”dishwasher, Integrated fridge freezer.  Floors finished with effect tiled floor finishes.  Access to the lounge and bedroom areas.

Sun Room / Garden Room (approx.  27'00 x 9'00)
Accesses via a communal hallway, this sunroom is a good size with full height windows to three sides with a set of sliding patio doors leading onto a south east facing sandstone patio area.  Centrally is a large apex roof light which maximises the sun all times of the day.  Floors finished with oak floor coverings.

Sleeping & Bathroom Accommodation

WC / Cloaks (approx.  9'00 x 4'00)
Comprising of a modern oval sink with hot and cold mixer tap with mirror over.  Oval WC with soft flush cistern.  Two single spot lights.  Extract fan.  Floors finished with oak engineered floor coverings.

Family Bathroom (approx.  7'00 x 7'00)
A well appointed bathroom/shower room comprising of a white half oval sink with hot and cold mixer tap and mirrored vanity unit over, WC and chrome towel radiator.  Bath and mains power shower.  Full height floor to ceiling tiled walls with decorative borders.  Floors finished with tiled floor coverings.

Bedroom 1 (approx.  9'00 x 12'00)
A good size double bedroom with views over the front garden.  Coved ceiling.  Floors fully finished with oak engineered flooring throughout.

Bedroom 2 (approx. 13'8 x 12'40)
Looking over the side garden this room offers space for a double bed.  There are a set of fully fitted wardrobes.  Floors fully carpeted throughout.

En-suite Shower Room
A spacious shower room comprising of a white square sink with hot and cold mixer tap inset into a grey high gloss vanity unit with mirror and light over.  Chrome Towel Radiator.  Full height mains power shower with enclosed shower screen.  Full height floor to ceiling tiled walls.  Floors finished with tiled floor coverings.

Gym (approx. 11'00 x 9'50)
A spacious room which could be utilised as an office for bedroom 2.  The current vendor utilises this room as a fully functioning home gym.

Bedroom 3 (approx.  14'00 x 13'00)
Also looking over the rear gardens this room offers space for a double bed.  Coved ceiling.  Floors Finished with oak floor coverings .

Bedroom 4 (approx.  17'00 x 19'00)
A warm and cosy south facing double bedroom with views up to the surrounding hillside and over the rear garden.  Access to the rear sunroom.  Floors fully carpeted throughout.

Dressing Room (approx.  19'00 x 7'00) 
Fully fitted with his and hers double storage areas.  Floors carpeted.

En-suite Bathroom (approx.  8'5 x 9'5) 
A spacious bathroom/shower room comprising of a white square sink with hot and cold mixer tap inset into an grey high gloss vanity unit with mirror and light over, WC, Towel radiator and bath.  Full height mains power shower with separate hand shower with enclosed shower screen.  Full height floor to ceiling and tiled walls.  Floors finished with tiles floor coverings.

Mechanical & Electrical Installations.

Mains powered electrical distribution board.  White wall and lighting sockets.  Strip lighting in the garage and pendant lighting throughout the house.

Oil fired Boulter Buderus boiler with pressure vessel and megaflow system.  Panel radiator with thermostatic valves.  Hot and cold water system.

Vehicular Parking / Storage

External Parking
Concrete driveway with off-road parking for multiple vehicles.

Integral Double Garage (approx.  14'00 x 19'00) 
Double garage with two up and over garage doors.  Smooth concrete floors .


Gardens/Garden Storage

Front Garden
This garden offers gates access from the driveway and continues around the property via a concrete footpath.  To the right hand side is a landscaped section with low level bushes providing privacy to the perimeter the footpath continues to the:-.

Rear Garden
A beautifully finished south east facing rear garden with a number of patio areas with decorative boarders.  Footpaths run the perimeter of the property together with fencing and shrubbery.  Within each area are a number of turfed areas and beautifully planted beds to the perimeter. To the top left hand corner of the property are a number of apple and fruit trees.  The garden continues around to the south western elevation.

Side Garden
A very well stocked vegetable garden with a number of stocked raised beds together with apple and fruit trees which can offer yields throughout the year.  To the far end of the garden is a timber shed which provides ample garden storage.

From Parliament Square travel West along Lezayre Road. Upon entering Sulby turn left at the Ginger Hotel.  The property can be found on the right hand side at the end of the cul-de-sac

Rates Payable:  £TBC (incl. Water Rates 2021)

All offers and negotiations through the offices of Cowley Groves & Co Ltd

Vacant possession will be given on completion by arrangement.

Strictly by appointment through the Agents, Cowley Groves & Co, Ltd. 9 Parliament Street, Ramsey, IM8 1AS

To make an appointment through Managing Agents Cowley Groves:
Please contact our Ramsey Office on 01624 812823 or email us on ramsey@cowleygroves.com
Cowley Groves are open Saturday 9.00am – 4.00pm.

We look forward to being of service to you.
Cowley Groves Team


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