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Gortlassobrien, Boher Road, Ballina, Co. Tipperary, Ballina, Tipperary

€275,500

House Detached - For Sale

6 Bedrooms


Description
ClareTipp Properties (www.claretipp.ie 061-376550) are delighted to introduce, to the ClareTipp portfolio, this high quality family home offering wonderful space and beauty. This detached property is for sale by private treaty. A bright, spacious home, it is set on a circa 0.6 of one acre of professional landscaped gardens with glorious views of the hinterland and yet only a few minutes drive to Ballina/Killaloe and close to all major routes**.
The build included many quality extras which the discerning purchaser will enjoy. The location is totally tranquil and there are lovely neighbours so the property boasts the best of both worlds-a rural setting yet not isolated. Overall the interior is bright and spacious combined with a tasteful interior dcor.
**Exit 27/M.7 motorway at Applegreens: 10.6km-approx. 12mins drive. drive.
**Exit 26/M7 Nenagh roundabout 14.3km-approx. 15mins drive.

Accommodation Comprises:
Entrance Hall; 4.04m x 2.77m
Interior Corridor: 10.97m x 1.35m
A sheltered exterior porch ensures protection from the elements.
Solid front door and two large glass panels allows natural light into the hallway and the solid oak flooring within glistens. This is a lovely bright and spacious hall with under stairs storage, radiator and telephone point.
The interior corridor leads to Family Bathroom, Linen cupboard and
Three double bedrooms including Master with en-suite and dressing area.

Family Bathroom; 3.48m x 2.49m
Fully tiled flooring and part-tiled walls . Spacious and bright room with colour co-ordinated walls which enhance and contrast. Bathroom includes w.c. and w.h.b., separate shower with electric \"Mira\" shower. The spacious room also allows for a very relaxing soak in the multi-jet Jacuzzi with shower attachment. Rear opaque window.

Reception 1: 4.57m x 4.47m
A lovely bright room benefiting from the front aspect window framing the panoramic vista outdoors. Coved ceiling. Note the solid oak flooring, skirting, internal doors and architraves. Radiators , TV point and power points.

All ground floor bedrooms are spacious double rooms:

Bedroom 1; 3.38m x 3.57m
Lovely airy double room with front aspect window.
Natural pine flooring and skirting. Radiator, Power points. t.v. Point

Bedroom 2; 3.98m x 3.47m
Rear aspect window. Rad. Power points and t.v. Point.
Natural pine flooring and skirting boards.
Four door built-in wardrobe with vanity mirrors.

Bedroom 3: Master Bedroom: 3.9m x 4.80m
Front garden facing window, bright spacious bedroom area. Natural pine flooring, radiator, pps and T.V. point.
Walk-in Dressing Area and En-suite: 2.4m x 2.5m + 3m x 1.1m
Walk-through dressing area is fully shelved and fitted. The en-suite has tiled flooring and rear aspect opaque window. Wet-room shower unit with mains shower plus \"Mira Elite 2\" electric shower, w.c. and w.h.b. Vent over shower.
Open plan design to Kitchen, Dining and family reception. This has been designed to be reconfigured if desired.

Kitchen: 5.8m x 4.5m The kitchen and family reception is, quite simply, superb.
There is a fresh and comfortable atmosphere here which lends itself to plenty of culinary experimentation, lively chat and banter and total relaxation-all in the same open plan area.
Plenty of solid oak kitchen base and eye-level units with granite worktops. Extra granite work-space and sunken sink unit at the breakfast bar
Multiple storage space with decorative edging on all units.
Pantry style units incorporating a built-in fridge/freezer.
Family style breakfast bar complete with high stools.
Pride of place is the \"Britannia\" Industrial sized gas hob and electric double oven range. Porcelain tiled flooring easy to keep and adds the magic touch to an already rich setting.

Reception 2: 5.8m x 4.5m

The second reception room is a continuation of the friendly
ambiance this lovely home enjoys in abundance.

Step up to the solid oak distressed flooring in this family reception area. Enjoy the dual aspect colourful gardens with nature\'s backdrop of undulating hills and lower lake glimmering and shimmering through low lying clouds.
Solid fuel Fireplace with cast-iron insert and cream marble surround takes pride of place here and adds to the entertainment factor long into an evening.
Patio doors lead to the large patio area and mature gardens. These gardens add colour all year long-even into the winter\'s arrangement of nature, you will find colour among the many mature shrubs and heathers.

Utility Room: 3.86m x 3.5m
Leading from the kitchen, the utility room also has base and eye-level \"shaker-style\" units, utility sink unit and work top space. Plumbed for washing machine. Alarm Panel. Rear aspect window and rear garden door.
Guest w.c. (measurement included above)
W.c. W.h.b. Rear aspect opaque window

First Floor:
With natural deal flooring throughout, the first floor area has a centre shower room and a further three spacious rooms all with Velux windows. These rooms can be used for a multiple of uses including bedrooms, play room, home office or exercise room or a combination of all. There is full planning permission in place for this excellent area and could also accommodate a visitor\'s suite.
All areas are under eaves and measurements are from wall to wall.

Landing: 2.97m x 2.71m + 2.37m x 1.97
Room/Bedroom 4; 5.09m x 4.6m
Shower Room; 2.22m x 3.05m
Electric Shower Unit. W.c. W.h.b.
Room/Bedroom 5; 3.48m x 3.09m
Room/Bedroom 6; 4.18m x 5.09m

Outside:
The site is approx. 0.6 of one acre and is elevated with the majority landscaped professionally with shrubbery and heathers. Fragrant garden flowers have been planted here and there and the boundary is clearly shown by the natural hedgerows.
The drive and area around the home is of Tarmacadam with side boundaries defining gardens.
Patio area is sheltered and has patio slabs throughout.
There is a very large detached garden shed to the rear.
Both property and garden shed is alarmed.
Exterior lighting surrounds the entire building.
Outside tap.
Private well located to the right of the rear garden.
Private septic tank located to the left of the front gardens.
Heating: Oil central heating. Solid fuel fireplace.
Build; Masonry.
Year of Build: c. 2005.
Building Energy Rating: C.1. 109584763
Internal Size: 2,706.45sq.ft. 251.43sq.m.

DIRECTIONS; FROM \"GOOSERS\" BALLINA; Drive up the Boher road for c. 2.4km. Take first
Left here. Continue for c.1.8km to first right. Property is third on the left.


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.

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