Property Overview:

• For Sale by Private Treaty

Property Description:

Clare Tipp Properties (www.claretipp.ie) welcome you to view this detached home which is for sale by private treaty. An executive-style property, No. 11 Ard Abhainn is not only walking distance to everything the entire area has to offer, but is nestled into a quiet and peaceful development of quality detached homes. The bright and airy interior enjoys a positive an cheerful ambiance that is quite evident the moment one enters. The home has a wonderful country feel about it both inside and out, with green areas providing a wonderful backdrop. There is a shared green area to the front while there is a green field to the rear with a backdrop of the Clare hills in the far horizon. With the price reduced to reflect today's market, this is definitely a property well worth pursuing and a viewing is highly recommended
Accommodation comprises;
Entrance Hall: (19' 2" x 5' 10") (5.83m x 1.78m)
The front door is situated at the side of the property, nicely sheltered with a solid Teak front door. You enter into a lovely wide hallway with front aspect window, creating the initial burst of natural light into the interior, there is a radiator under the front window, telephone point, power points and alarm panel housed in the front hallway.
Reception Room 1: (12' 5" x 11' 8") (3.79m x 3.57m)
A beautiful bright area which can be used as a more formal dining area or as a more informal relaxing family area. Again you have a large front aspect window and a smaller front aspect window, radiator underneath, plenty of power points and t.v. point. Overhead you have coving, lovely neutral tones of pale warm creams combined with terracotta, and rich carpet underfoot. The French doors are natural pine with decorative opaque glass inserts and brass fittings.
Reception Room 2: (18'5" x 11'8") (177m x 1.96m)
Located to the back of the house, it can be accessed either from the hallway or through the French doors from Reception room 1. This is a fine room with a feature solid fuel fireplace of black marble hearth and cast-iron insert. There is also a natural gas installation connection to the side if desired. Plenty of power points, t.v. point, and radiator. There is a very large patio door to the back of Reception 2 which leads out into a nice well contained private garden, a nice patio area and an area laid to lawn with mature shrubs and easily maintained signature trees to the side.
Guest W.C:
Located in the main hallway, the guest w.c. has carpet flooring, w,c., wash hand basin and also an extractor fan.
Guest Bedroom 4/ Office Area: (12' 6" x 9' 1") (3.8m x 2.77m)
Bright room with two front aspect windows, radiator, plenty of power points. Kitchen:(12' 1" x 15' 4") (3.69 x 4.68m)
To the rear of the house, the kitchen is an absolute delight. Boasting two rear aspect windows overlooking the lovely garden at the back, should there be children at play this garden would be ideal as it is secure and children can be watched from the kitchen without them knowing. The Kitchen, itself, is very well laid out with lots of storage space and counter work room. Both base and eye level antique pine kitchen units, wine rack, decorative glass cupboards and a beautiful "Leisure Range Master 110" natural gas stove with double oven. There is a black granite-style work top, double bowl sink unit and centre tap with side aspect window overhead. Included in the Kitchen is an under-counter integrated fridge and integrated dish-washer, there is also a telephone point in the kitchen area. The tiled flooring is made up of large tiles with decorated centres, these tiles have a country style to them and blend beautifully with the mellow natural pine doors and units creating a room with an ambiance of both charm and comfort. Utility: (4' 3" x 4' 11") (1.31m x 1.5m)
Fitted sink unit ,also built in base and eye level units, natural gas burner for central heating, washing machine, tumble dryer included in guide price.
Upstairs open plan landing with varnished open balustrades. Stairs is carpeted, all upstairs rooms enjoy red deel flooring finished with yacht varnish, giving a high gloss finish which mirrors the input of natural light.
Bedroom 1; (9' 2" x 7' 10") (2.8m x 2.4m)
This bright airy room has a front aspect window, radiator, power points. Bedroom 2; (11' 2" x 9' 1") (3.42m x 2.79m)
Rear aspect window, radiator, power points, built in single wardrobe.
Family Bathroom: (5' 9" x 6' 4") (1.77m x 1.96m)
Rear aspect velux window, large centre telephone style shower unit in the bath, w.c. and decorated wash hand basin with Victorian style brass fitting on all sanitary ware. Bedroom 3; Master Bedroom with En-suite: (11' 9" x 19' 1") (3.6m x 5.82m )
Large bright room, with loads of power points, t.v. point and telephone point, rear aspect velux windows, radiator.
En-suite: (8' 10" x 7' 2") (2.7m x 2.19m)
Very private, recess lighting, radiator, side aspect velux window, "Triton" T 801 Electric shower, w.c. w.h.b. The walls are 3/4 tiled with cream tones, stone and terracotta coloured tiles picking out the natural warmth in the timber.

General; This house is very bright and airy. A very well contained house, easy to manage, and with the vaulted ceiling in the hall and gallery effect landing the overall feeling is one of space and light. An up to the minute executive property right in the heart of Ballina. Leave the car and enjoy all the amenities.

Outside; Good sized front garden. Side entrance to both sides of the property protected with secure gates. Rear garden very private and not overlooked. No need for a car to socialize, the village is three minutes away!

Natural gas central heating . Mains services.
Important notice to purchasers, Clare Tipp Properties endeavour to make these sales particulars accurate and reliable. However, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements or representation of fact. The services, systems and appliances if mentioned in this specification have not been tested by us and no guarantees as to their operating ability or efficiency is given. All measurements have been taken as a guide to prospective buyers only and are not precise. If you require clarification or further information on any point, please contact us, especially if you are travelling some distance to view.