Spacious three bedroom detached family home in pleasant, quiet and well-established residential area. Close to all town centre amenities, schools and just a short walk to the railway station with regular services into Edinburgh city centre.

VIEWING: By appointment with owner 07717 133851 or Paris Steele W.S. 01620 892138

NORTH BERWICK32 SMILEYKNOWES COURT, EH39 4RG

35 Westgate, North Berwick, EH39 4AGTel: 01620 892138

Fax: 01620 895162 Email: mail@parissteele.com

www.parissteele.comSolicitors & Estate Agents

• ENTRANCE HALL• CLOAKROOM/W.C.• LOUNGE - with bay window• FITTED KITCHEN • DINING ROOM - with patio door to the garden• MASTER BEDROOM - with en suite shower room• FAMILY BATHROOM• SECOND BEDROOM• THIRD BEDROOM/STUDY - downstairs• DOUBLE GLAZING • GAS CENTRAL HEATING• DRIVE – for approx. three cars• GARDEN - front and rear

• ENERGY EFFICIENCY RATING - D

Offers over £320,000

PARIS

STEELE

32 Smileyknowes Court is a bright, spacious detached property quietly situated to the west of the town centre and within an

attractive and popular residential development.

An ideal family home the interior offers generous family living space arranged over two floors with plenty of natural light. The

property benefits from refurbishment work carried out in 2011 when a new kitchen, bathrooms and flooring/carpets were installed.

The property is perfectly located within walking distance of the town centre, local beaches and also the railway station which

provides easy and regular access to Edinburgh.

At ground level the accommodation includes a lounge, dining room with door to the garden, kitchen, cloakroom/w.c. and

bedroom 3/study. The master bedroom with en suite shower room, a further double bedroom and a family bathroom are located

on the upper floor.

The property is in excellent decorative order and gas central heating with new radiators and double glazing are installed.

Entering North Berwick from the Edinburgh direction along Dirleton Avenue (A198), turn right at the traffic lights and right again

into Lord President Road. Take the first right into Smileyknowes Court and No. 32 is on the right hand side of the first close on

the right.

On the southern shore of the Firth of Forth, North Berwick is an attractive and popular harbour town approximately 25 miles east

of Edinburgh. The town has much to offer with a wide range of recreational activities including the award winning Seabird Centre,

The Yacht Club, boat trips to the Bass Rock and its famous gannet colony, tennis courts and a sports centre with swimming pool

to name but a few. For the golf enthusiast The Glen and The West Links are close at hand with many others in the immediate

area including Gullane, Archerfield, Whitekirk, Craigielaw and The Open Championship Course at Muirfield. There is a range of

shopping, coffee shops and restaurants on the High Street and excellent schooling from nursery to secondary levels.

Convenient for the commuter North Berwick has regular rail links and bus services to Edinburgh and the A1 provides easy

access by car to the city (40 minutes), the by-pass, the M8 and M9 motorway networks and the airport.

HALLSolid mahogany front door with glazed inset panel and side screen. Carpeted hall and stair with banister to landing. Heating thermostat. 15-pane glazed doors to kitchen and lounge. Smoke detector.

CLOAKROOM/W.C.Window. White 2-piece suite comprising wash hand basin and w.c. Tiled flooring.

KITCHENWindow overlooking the rear garden. Range of modern cream wall and base units with complementary marble work tops and upstand and under unit lighting. 1½ bowl stainless steel sink with mixer tap. Hotpoint dishwasher. Plumbing for washing machine. Hotpoint electric oven and 4-burner gas hob with Elica Chimney style hood. Integrated fridge and freezer. Engineered oak flooring. Ideal central heating boiler.

DINING ROOMDoor to the lounge and open archway to the kitchen. Bright room with sliding patio door to the rear garden. Engineered oak flooring. Door to under stairs cupboard housing the electricity meter and fuse box.

LOUNGE15-pane glazed doors from dining room and hall. Spacious lounge with south facing bay window to front and a pleasant outlook. Feature fireplace with electric fire, wood mantle, marble inset and hearth. Electric fire. TV aerial point. Sky reception. Telephone point.

BEDROOM 3/STUDYWindow to front. Double bedroom but could equally be used as a study or tv room. TV aerial point.

LANDINGVelux window over stair. Linen cupboard with hot water tank. Access to partially floored attic space. Smoke detector.

MASTER BEDROOMWindow with lovely view to North Berwick Law. Good sized double room. Built-in wardrobes with sliding mirrored doors providing generous hanging space. TV aerial point. Telephone point.

EN SUITE SHOWER ROOMVelux window. Shower cubicle with glazed screen. Semi recessed wash hand basin with cupboard space beneath and w.c. with concealed cistern. Tiled splash back. Ceramic tiled floor. Extractor fan.

BEDROOM 2Double bedroom with window overlooking rear garden towards the sea. Built-in wardrobes with sliding mirrored doors providing hanging and shelf space.

BATHROOMVelux window. White 3-piece suite comprising bath, with overhead Mira shower, semi recessed wash hand basin with cupboard beneath and w.c. with concealed cistern. Tiled floor and partially tiled walls. Extractor fan.

FURNISHINGSAll fitted carpets, floor coverings, light fittings, blinds in the lounge and bedroom 2 and the white goods in the kitchen, with the exception of the washer drier (no warranty given) are included in the sale. The bike shed and garden shed are also included.

EXTERIORTo the front the garden is open plan in keeping with surrounding properties and is laid to lawn with borders and has a drive with space for approximately three cars. The large rear garden is a private and secluded area, safe for both children and pets being fully enclosed by timber fencing and mature borders. This lovely garden enjoys the sun for much of the day and has a decking area, a lawn with well-stocked flower beds, a patio area and vegetable beds. Further benefits include a garden shed, a bike shed, outside water tap and a security light. The gas meter is located on the outside of the house.

MAINTENANCEA charge of approximately £123 per annum is levied by Greenbelt for the upkeep of the communal grounds.

NOTESWhile the foregoing particulars are believed to be correct, no warranty is given as to their accuracy and it will be for intending purchasers to satisfy themselves with regard to all matters prior to conclusion of missives.Interested parties are advised to have their interest noted with the Selling Agents so that they may be advised of any closing date.All measurements are approximate.

Approx. Gross Internal Area1022 Sq Ft - 94.94 Sq MGarden ShedsApprox. Gross Internal Area50 Sq Ft - 4.65 Sq M

For identification only. Not to scale.© Square Foot Media 2015

Smileyknowes Court,North Berwick,East Lothian, EH39 4RG

de sign ed by pau l lob b 2012

Ground Floor

Kitchen11'9'' x 8'2''

3.58 x 2.49m

DiningRoom

11'9'' x 9'5''3.58 x 2.87m

Hall

WC

LivingRoom

17'5'' x 11'10''5.31 x 3.61m

Bedroom 3/Study

9'4'' x 8'7''2.84 x 2.62m

Bedroom 212'8'' x 8'5''

3.86 x 2.57m

EnsuiteShowerRoom

Bathroom

Wa

rdro

be

Wa

rdro

be Bedroom 1

12'10'' x 9'5''3.91 x 2.87m

GardenShed

GardenShed

Landing

Ground Floor

Ground Floor

First Floor

SERVICESMains gas, water, electricity. Sky reception.

LOCAL INFORMATIONNorth Berwick Nursery School – 01620 893782Law Primary School – 01620 893775North Berwick High School – 01620 894661North Berwick Health Centre – 01620 892169North Berwick Sports Centre – 01620 893454

VIEWING: By appointment with owner 07717 133851 or Paris Steele W.S. 01620 892138

COUNCIL TAXBand F

ENTRYEntry by mutual arrangement.

HOME REPORTA Home Report for this property has been created and is available from Paris Steele W.S. 01620 892138 or www.parissteele.com

PRICEOffers over £320,000 are invited and should be submitted in writing to:Paris Steele W.S.35 WestgateNorth BerwickEH39 4AGTel: 01620 892138Fax: 01620 895162