Cromarty Road, Ipswich, IP4

SUMMARY A superbly presented and thoughtfully remodelled, three bedroom semi-detached family home located to the favourite North-East of Ipswich, convenient to Northgate High School. The well proportioned accommodation has undergone many recent improvements including; replacement double glazed windows, modern boiler, contemporary fitted kitchen and utility room, stylish ground floor cloakroom and firs floor bathroom. The accommodation comprises; entrance hall, kitchen, utility room, sitting room, dining room and cloakroom on the ground floor, with landing, three bedrooms and bathroom on the first floor. To the outside the frontage provides driveway off-road parking, whilst the attractive southerly facing rear garden has ample entertainment patio space, artificial lawn, sun-lounge decking area, and excellent, versatile timber framed games room and bar known as The Cromarty Arms with adjoining store. Early viewing is highly recommended. 

SHELTERED ENTRANCE Composite double glazed door to entrance hall. 

ENTRANCE HALL Double glazed window to front, radiator, built-in low level cupboards, BT Openreach point, stairs rising to first floor, wood effect flooring, doors to. 

SITTING ROOM 13' 2" x 12' 10" approx. (4.01m x 3.91m) Double glazed French doors with matching side casements and opening windows to garden, vertical radiator, contemporary wall mounted electric fire, television point. 

DINING ROOM 10' 6" x 9' 3" approx. (3.2m x 2.82m) Double glazed window to front, radiator, built-in cupboard, wood effect flooring, inset LED ceiling lights, arched opening through to kitchen. 

KITCHEN 10' 6" x 10' approx. (3.2m x 3.05m) Double glazed windows to side and rear, radiator, a comprehensive range of contemporary base and eye level fitted cupboard and drawer units with integrated corner carousel system and matching cupboard concealing a modern wall mounted gas fired boiler, quartz effect work surfaces, inset one and a quarter bowl stainless steel sink drainer unit with mixer tap, patterned tile splash backs, space for dish-washer, space for dual fuel range cooker with extractor chimney over (range cooker negotiable), inset LED ceiling lights, door to utility room. 

UTILITY ROOM 5' 3" x 10' 6" approx. (1.6m x 3.2m) Double glazed windows to sides, radiator, base level fitted cupboard, quartz effect work surface, spaces for washing-machine, tumble dryer and American style fridge Freezer, wood effect flooring, door to cloakroom, double glazed door to garden. 

CLOAKROOM Obscure double glazed windows to side and rear, mounted hand-wash basin with mixer tap and cupboard under, low level WC with concealed cistern, pattern tile splash backs, wood effect flooring, inset LED ceiling lights. 

STAIRS RISING TO FIRST FLOOR  

LANDING Double glazed window to front, loft access, built-in cupboard housing hot water tank, doors to. 

BEDROOM ONE 12' 6" x 11' 3" approx. plus recess. (3.81m x 3.43m) Double glazed window to rear, radiator, built-in cupboard with clothes rail. 

BEDROOM TWO 9' 3" x 12' 10" approx. (2.82m x 3.91m) Double glazed window to rear, radiator, built-in cupboard with clothes rail, wood effect flooring. 

BEDROOM THREE 9' 8" x 7' 11" max. approx. including cupboard recess. (2.95m x 2.41m) Double glazed window to rear, radiator, cupboard recess over stairwell encasement, wood effect flooring. 

BATHROOM Obscure double glazed window to side, heated towel rail, stylish suite consisting of a panel bath with mixer tap, electric shower and side screen, low level WC with concealed cistern, mounted moulded hand-wash basin with mixer tap, cupboard under and vanity side surface, plain and pattern tiled splash backs, slate effect tiled floor, inset LED ceiling lights, extractor fan. 

OUTSIDE The frontage provides a brick paved driveway for off-road parking, whilst the attractive southerly facing rear garden has ample entertainment patio space, artificial lawn, sun-lounge decking area, raised and retained bed stocked with palm tree, mains power sockets, external lighting, and gated side pedestrian access to an enclosed side area with tap and gated access to the front. There is a substantial timber framed, insulated, wooden clad and internally boarded games room and bar known as The Cromarty Arms with mains power and lighting, front downlighters, and adjoining store to side. 

THE CROMARTY ARMS GAMES ROOM & BAR 20' 7" x 11' 6" approx. (6.27m x 3.51m) Timber framed, insulated and wooden clad with double glazed French door entry and matching side casements, wall mounted electric panel heater, fitted bar and shelving, inset LED ceiling lights, wood effect flooring. A versatile space which is suitable for a number of alternative uses such as work from home office, studio, gym or workshop. 

IPSWICH BOROUGH COUNCIL Tax band B - Approximately £1,753.15 PA (2024-2025). 

NEAREST SCHOOLS (.GOV ONLINE) Rushmere Hall Primary and Northgate High Secondary. 

DIRECTIONS Heading in an easterly direction along Colchester Road/A1214 towards Rushmere Road, turn left onto Renfrew Road, turn left onto Cromarty Road, the property is found on the left hand side. 

BROADBAND & MOBILE PHONE COVERAGE Broadband- To check the broadband coverage available in the area go to
https://checker.ofcom.org.uk/en-gb/broadband-coverage

Mobile Phone- To check mobile phone coverage in the area go to
https://checker.ofcom.org.uk/en-gb/mobile-coverage 

AGENTS STAMP DUTY NOTE Please be advised that as of the 1st of April 2025, the government is changing the stamp duty and land tax structure on all residential purchases, which may affect the cost of stamp duty and land tax for your property purchase.

As of the 1st of April 2025, stamp duty and land tax will become due on all residential purchases of £125,000 or more. First time buyers will be required to pay stamp duty and land tax on all purchases of £300,000 or more.

If you are purchasing a second home, you will also be required to pay an additional 5% stamp duty and land tax. 

CONSUMER PROTECTION REGULATIONS 2008 Your Ipswich Ltd has not tested any electrical items, appliances, plumbing or heating systems and therefore cannot testify that they are operational. These particulars are set out as a general outline only for the guidance of potential purchasers or tenants and do not constitute an offer or contract. Photographs are not necessarily comprehensive or current and all descriptions, dimensions, references to condition necessary permissions for use and occupation and other details are given in good faith and believed to be correct but should not be relied upon as statements of, or representations of, fact. Intending purchasers or tenants must satisfy themselves by inspection or otherwise as to the correctness of each of them. We have taken steps to comply with Consumer Protection Regulations 2008, which require both the seller and their agent to disclose anything, within their knowledge, that would affect the buying decision of the average consumer. If there are any aspects of this property that you wish to clarify before arranging an appointment to view or considering an offer to purchase, please contact us and we will make every effort to be of assistance.

Your Ipswich Ltd, as part of their service to both vendor and purchaser, offer assistance to arrange mortgage and insurance policies, legal services, energy performance certificates, and the valuation and sale of any property relating to any purchaser connected to this transaction. Your Ipswich Ltd confirms they will not prefer one purchaser above another solely because he/she has agreed to accept the offer of any other service from Your Ipswich Ltd. Referral commission (where received) is in the range of £60 to £200.