KINGS HAVEN BALLARAGH ROAD LAXEY 1,250,000

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1 22 Church Road Port Erin, IM9 6AQ Tel: Fax: Victoria Street Douglas, IM1 2LB Tel: Fax: Michael Street Peel, IM5 1HA Tel: Fax: KINGS HAVEN BALLARAGH ROAD LAXEY 1,250,000 Superb Detached Executive Bungalow Stunning Sea and Coastal Views 3 Bedrooms (All En-Suite) Spacious Elegant Lounge, 28' Sun Room Additional 1 Bedroom Self Contained Apartment Self Contained Holiday Chalet Generous Double Garage and Off Road Parking for up to 8 Cars Gas Fired Central Heating, Double Glazed Throughout Extensive Rear Garden These particulars, although believed to be correct, are for information only and do not constitute or form any contract nor should any statement contained therein be relied upon as a presentation of fact. Neither the seller, Harmony Homes, nor any employee of the firm has the authority to make any representation or warranty whatsoever in relation to the property and cannot accept liability for any error or errors in the particulars. It is the sole responsibility of any prospective purchaser or lessee to verify the description of the property and make his own proper enquiries, searches and inspection.

2 DIRECTIONS TO THE PROPERTY Travelling along the coast road towards Laxey, proceed through Baldrine and continue on over the tram lines. Take the turning down the hill at the Fairy Cottage fuel filling station. Proceed down the hill passing the Shore Hotel on the left hand side, carry straight on over the bridge and up Minorca Hill passing the Mona Lisa restaurant on the left hand side. Proceed up the hill underneath the railway bridge and to the top at the crossroads of the Ramsey Road. Proceed straight across and the property can be found on the right hand side approx 200 yards further on. ACCOMMODATION COMPRISING GROUND FLOOR Half glazed quality timber entrance door with side lights to entrance hall. ENTRANCE HALL Quality tiled flooring. Archway to cloakroom. Double glazed doors to lounge. Telephone point in 'study' area. CLOAKROOM 7'11" (2.41 M) x 7'10" (2.39 M) approx. Coved ceiling. Fitted cupboards. Vanity shelf and mirror. Wash hand basin with vanity unit and toilet with concealed flush. upvc double glazed window with obscure pane. Oak engineered flooring. CLOAKS CUPBOARD Fitted storage cupboards.

3 LOUNGE 23'8" (7.21 M) x 21'11" (6.68 M) approx. An elegant spacious room with inset halogen downlighters. Coved ceiling. Feature white timber fire surround with marble inset and hearth, incorporating a real log open fire. Two feature upvc double glazed arch windows to side aspect with spectacular rural views. Timber double glazed window offering stunning sea and coastal views. Double glazed doors to dining room. Television, telephone and satellite points. Oak engineered flooring.

4 DINING ROOM 14'9" (4.50 M) x 11'0" (3.35 M) approx. Coved ceiling. Central chandelier. Glazed double doors to sun room. Glazed double doors to lounge. Tiled flooring. KITCHEN 17'4" (5.28 M) x 11'6" (3.51 M) approx. A superbly fitted kitchen with tiled splashbacks to complement the extensive range of wall and base kitchen units. Laminate work surfaces incorporating a 1 1/2 bowl stainless steel sink with drainer and waste disposal unit. Appliances include a 'Rangemaster' cooker with extractor hood above, a second integrated electric fan oven and grill, two integrated fridges plus an integrated freezer and dishwasher. Open window to sun room. Tiled flooring. Hanging saucepan rack. Door to sun room. UTILITY ROOM Coved ceiling. Circular wash hand basin and storage units below. Plumbed for washing machine and tumble dryer. Door to secondary porch and entrance. Tiled flooring.

5 SUN ROOM 27'9" (8.46 M) x 11'8" (3.56 M) approx. Offering stunning sea and coastal views, this room has inset halogen downlighters and inset ceiling speakers. Built-in cupboard with integrated American style fridge and freezer. Door to sun terrace. Tiled flooring. INNER HALL Halogen downlighters with intelligent lighting. Coved ceiling. Access to loft with ample storage space. Dado rail. Tiled flooring. MASTER BEDROOM 23'0" (7.01 M) x 16'3" (4.95 M) approx. Halogen downlighters. Coved ceiling. Two upvc double glazed windows offering stunning sea and coastal views. Built-in wardrobes and storage cupboard to side. Built-in end wardrobes with central dressing table and mirror. Door to en-suite. Oak engineered flooring. MASTER EN-SUITE Halogen downlighters. Fully tiled walls complement the suite comprising a luxury bath with mixer tap and shower spray matching shower cubicle and thermostatic shower, wash hand basin with vanity unit and large mirror, toilet and bidet. Recessed glass shelving.

6 BEDROOM 2 15'7" (4.75 M) x 12'0" (3.66 M) approx. Halogen downlighters. Coved ceiling. upvc double glazed window to front aspect with spectacular rural views. Built-in wardrobes and dressing table. Side and overhead fitted storage cupboards. Door to en-suite. EN-SUITE BATHROOM Fully tiled walls complement the suite comprising a panelled bath, wash hand basin with vanity unit, shower cubicle with thermostatic shower and toilet. Tiled flooring. Recessed glass shelving. BEDROOM 3 14'9" (4.50 M) x 8'1" (2.46 M) approx. Halogen downlighters. Coved ceiling. Built-in overhead storage and bedside cupboards. upvc double glazed window to front aspect with spectacular rural views. Oak engineered flooring. Door to en-suite. EN-SUITE SHOWER ROOM Part tiled walls to complement the suite comprising a single shower cubicle, wash hand basin with vanity unit and toilet with concealed flush. Tiled flooring. Wall cabinet with mirror door. SELF CONTAINED APARTMENT Accessed from the side of the property. The separate apartment has a lounge, kitchen, bedroom and en-suite. The en-suite has a bath, shower, wash hand basin and toilet. The apartment also benefits from a private patio.

7 OUTSIDE At the side and rear of the property there is access to an extensive storage area below the house. FRONT Superb block paved in and out driveway offering parking for up to eight cars. Mature rockery and plant bed. GARDEN Superb rear garden with extensive lawns. Timber built Jacuzzi room. Raised paved terrace with decorative hand rail. Large storage areas beneath the house. Stunning sea views. Holiday lodge.

8 HOLIDAY LODGE An excellent timber holiday lodge with a fitted kitchen, open plan bedroom and lounge area and a bathroom. Full power and water installed. GARAGE 19'4" (5.89 M) x 17'3" (5.26 M) approx. Automatic up and over entrance door. Rear toilet. Tools and storeroom.

9 AGENTS NOTES SERVICES Mains water, electricity and drainage are installed. Gas fired central heating. RATES Rateable value Approx rates payable gross 1, (inclusive of water rates) 2012/2013. INCLUSIONS Fitted carpets, curtains, light fittings, blinds. VIEWING Strictly by appointment through the Agent, Harmony Homes. OFFERS Strictly through the Agent, Harmony Homes. POSSESSION Freehold vacant possession on completion. FINANCE Please ask us if you require assistance with Mortgages or General Insurance and we will refer you to an Independent Financial Advisor. DISCLAIMER These particulars, although believed to be correct, are for information only and do not constitute or form any contract nor should any statement contained therein be relied upon as a presentation of fact. Neither the seller, Harmony Homes, nor any employee of the firm has the authority to make any representation or warranty whatever in relation to the property and cannot accept liability for any error or errors in the particulars. It is the sole responsibility of any prospective purchaser or lessee to verify the description of the property and make his own proper enquiries, searches and inspection. Street View, from Google Maps

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