Forge House1b FORT ROAD, BALLYLESSON

offers over £425,000

1b FORT ROAD, BALLYLESSON

forgehouseballylesson.co.uk

Forge House1b FORT ROAD, BALLYLESSON

• Luxury family home of c.2,095 sqft on the edge of South Belfast

• Bespoke double fronted Georgian design

• Impressive entrance hall with a WC

• Two reception rooms with open plan kitchen and dining area and separate utility room

• Four large bedrooms, master with an ensuite bathroom and a dressing room

• Large family bathroom with a linen cupboard plus an additional shower room

• Stunning surrounding gardens with a patio area

• Sliding sash windows to the front of the property

• Full pressure system of oil and radiators (alternatives available on request)

• Generous PC sums – details available on request

• Rear patio with South and West aspect with beautiful planted beds

• Front and rear garden in lawns and landscaped

• Beautiful countryside surroundings

• Superb location close to South Belfast

Forge House is an exceptional family home located at the rural edge of South Belfast and is available for a discerning buyer to create their perfect home.

Forge House promises to deliver a lifestyle that will be perfect for the entire family and features a fabulous vaulted ceiling kitchen and living room that connects with the outdoors designed to be an outdoor room connecting with the family room and is a “suntrap” with a South and West aspect. The property boasts a double fronted country Georgian design that is perfect in this unique setting.

Upstairs Forge House has four very large bedrooms split across two floors. The master benefits from an Ensuite bathroom and a separate dressing room. In addition, there is a large family bathroom on the first floor and a shower room on the second floor.

With finishes of soft butter coloured limestone front and rear plus sandstone features and Upvc sliding sash windows to the front elevation, Forge House may just be the perfect home, in the perfect location!

With a total square footage of c. 2,095 sqft there will be plenty of room for the entire family to live, enjoy and relax in this luxury bespoke home in the heart of the countryside.

Forge House is available in a “bespoke fashion” as designed and built by WJ Law Bespoke LLP a division of WJ Law Group and therefore benefits from almost 120 years of customer satisfaction and expertise to hand determined to please. A number of different options are available in regard to exterior finish, heating system, electrical package etc.

Front elevation

Rear elevation

Gable elevations

Kitchen/Dining

Living

Hall

Family3779 x 6580

3886 x 6580

3886 x 3825

Wc

St.

Utility

Landing

Bedroom 1Bedroom 2

Bathroom

Ens

3779 x 3411

2713 x 3079

3886 x 4587Dressingroom

Hp/linen

2110 x 3411

3886 x 1903St.

Bedroom 3Bedroom 4

Landing

3886 x 47003779 x 4700

Sh. room

Kitchen/Dining

Living

Hall

Family3779 x 6580

3886 x 6580

3886 x 3825

Wc

St.

Utility

Landing

Bedroom 1Bedroom 2

Bathroom

Ens

3779 x 3411

2713 x 3079

3886 x 4587Dressingroom

Hp/linen

2110 x 3411

3886 x 1903St.

Bedroom 3Bedroom 4

Landing

3886 x 47003779 x 4700

Sh. room

Kitchen/Dining

Living

Hall

Family3779 x 6580

3886 x 6580

3886 x 3825

Wc

St.

Utility

Landing

Bedroom 1Bedroom 2

Bathroom

Ens

3779 x 3411

2713 x 3079

3886 x 4587Dressingroom

Hp/linen

2110 x 3411

3886 x 1903St.

Bedroom 3Bedroom 4

Landing

3886 x 47003779 x 4700

Sh. room

Ground Floor:Family Room 6.6m x 3.7m

Living Room 6.6m x 3.9m

Through to…

Kitchen / Dining 3.9m x 3.8m

Hall, W.C, Utility

1st Floor:Master bedroom 4.5m x 3.9m

Through to…

En-suite and Dressing Room (optional 5th bedroom/study)

Bedroom 2: 3.7m x 3.5m

Linen cupboard

Second Floor:Bedroom 3 4.5m x 3.7m

Bedroom 4 4.5m x 3.8m

Shared shower room (or study)

BRIEF SPECIFICATION

Front, rear and Southern elevation of sunroom in limestone, remaining elevations sandstone wet dash maintenance free render. (Alternatives available)

Roof: Black tiled (slate pricing on request)

Windows: Cream foiled Upvc sliding sash front, casement rear.

Plumbing: Full pressure system of Oil and radiators. Alternative heat source by discussion: e.g. Aga, green energy, underfloor heating, designer radiators.

Electrical: Full “over-specification” design available on request. Additional bespoke options available such as exterior sound, lighting, cinema package etc.

Kitchen, utility, bathrooms, fireplace, floor and wall tiling: To client specification with generous PC sums available on request.

Landscaping and exterior finishes: Beautiful patio area with South and West aspect with quality flagstones, planted beds and drainage. Dwarf walls, double fencing stained and rear garden with feature steps in lawns and landscaped.

Generally: Full warranty. All the specification is to a high standard with innumerate options that are additionally available. Many options such as underfloor heating and Aga options have been pre-priced in advance, and are available on request.

Further details at forgehouseballylesson.co.uk

Forge House Forge House1b FORT ROAD, BALLYLESSON

WJ Law Bespoke, Rosevale House, 171 Moira Road, Lisburn, BT 28 1RW T. +44 (0) 28 9267 7317 F. +44 (0) 28 9266 1733 E. info@wjlaw.co.uk

B U I L D I N G Q U A L I T Y S I N C E 1 9 0 3

Bespoke028 9045 0550michael-chandler.co.uk

028 9066 3030templetonrobinson.com

Forge House

forgehouseballylesson.co.uk