Ballam Road, Lytham, FY8

Renovated to an incredibly high standard, the current owner has updated the entire home with stunning modern design features throughout. With five bedrooms, six bathrooms and a huge kitchen family dining room, this property would make a fantastic family home. The layout offers flexible accommodation with ground floor bedrooms including a self contained annexe with lounge, bedroom and bathroom.

The location of the home is enviable, situated on Ballam Road, surrounded by countryside, it creates a peaceful setting for this beautiful property. Ballam Road is just a few minutes drive into Lytham town centre, where you can take advantage of Lytham's range of local shops, cafes, bars and restaurants. The area is popular for families with its great offering of private and state schools. The home is within easy reach to the M55 motorway, as well as local train stations.

The property briefly consists of;
Ground floor - entrance hallway, WC, wine cellar, snug, living room, second snug, study, open plan kitchen family dining room, utility, bedroom with en suite, boiler room. Annexe with hallway, living room, bathroom, double bedroom.
First Floor - master bedroom with en suite bathroom, double bedroom with en suite shower room, double bedroom, family bathroom.
Externally - 3.95 acres of land including half acre of woodland, large private driveway, huge parking area, detached double garage

This property is being marketed for sale on behalf of Joint LPA Receivers and therefore no warranties, representations or guarantees are given or will be given in respect of the information in this brochure or any matter relating to the property, including VAT. Any information provided is provided without liability for any reliance placed on it and the Receivers are acting without personal liability.

Entrance Hall

Impressive and welcoming entrance hall with a modern composite entrance door with aluminium double glazed side panel picture windows and a vaulted ceiling. The entrance boasts large format tile flooring, wooden stair case with glass balustrade. Doors to:

Wine Cellar

Access via a modern wooden door from the entrance hallway, steps lead you down to a wine cellar complete with built in wine rack. Additional space under the stairs for storage or further wine racks.

Ground Floor WC

Stylish ground floor WC featuring tiled flooring, partially tiled walls, and an aluminium double glazed side window providing natural light. Fitted with a contemporary chrome and glass vanity unit incorporating a countertop wash hand basin with chrome mixer tap, alongside a sleek rimless back-to-wall WC with concealed cistern and wall mounted push-button flush. Beautifully finished with recessed niche shelving and ceiling spotlights.

Snug

A generously proportioned snug accessed from the entrance hallway, featuring a stylish combination of carpeted flooring and large format tiles. The focal point of the room is the exposed brick fireplace housing a wood-burning stove, creating a warm and inviting atmosphere. Open to the hallway with a UPVC double glazed window overlooking the front elevation, along with an internal opening through to the kitchen family dining room. A door also provides access to the annexe.

Living Area

A stunning contemporary living room, open plan to the kitchen family room and enjoying beautiful views over the garden. The current owner has incorporated an array of striking modern design features, including a central tray ceiling with ambient LED lighting, a bespoke media wall with inset spotlights, and a built-in Celestial electric wall fire creating an impressive focal point. The space flows seamlessly into the adjoining living areas, with an opening leading through to an additional snug/lounge area.

Sitting Room

A superb addition to the main ground floor living space, featuring two large UPVC double glazed picture windows to the side elevation, allowing for plenty of natural light. This versatile room offers an ideal setting as a library, snug, or additional sitting room.

Living Dining Kitchen

An impressive open-plan space, seamlessly connected to the beautifully landscaped garden via a set of large aluminium double glazed sliding doors, complemented by two full-height picture windows. The area flows effortlessly from the living room, creating an exceptional family and entertaining space.

The room is finished to a high specification with underfloor heating throughout, a range of recessed spotlights, and aluminium double glazed windows to the side and rear elevations, all enjoying attractive garden views. A brand new double glazed roof lantern above the kitchen area floods the space with natural light, enhancing the bright and airy feel. A UPVC door also provides additional access to the rear garden.

Kitchen Area

An exceptional bespoke kitchen finished to a high contemporary standard, featuring an extensive range of dark shaker-style cabinetry complemented by premium white quartz work surfaces and warm solid wood flooring throughout. The impressive central island incorporates a breakfast bar with seating, creating an ideal space for both everyday family living and entertaining.

A range of integrated appliances, feature recessed lighting and stylish design touches including a timber slatted media wall combine to create a sophisticated yet practical living space. Large picture windows, glazed doors and a roof lantern flood the room with natural light while offering pleasant views over the garden. Additional fitted cabinetry and preparation space further enhance the functionality of this superb heart of the home.

Utility Room

Access from the kitchen, plumbed for washing machine, laundry chute from the master bedroom, and underfloor heating. Opening to inner hall leading to boiler room and a double bedroom.

Bedroom

A well-proportioned ground floor double bedroom benefiting from a stylish en suite shower room. The space is finished with underfloor heating and recessed spotlights, creating a modern and comfortable feel throughout. Aluminium double glazed sliding doors open directly to the rear, allowing for plenty of natural light and easy access to the garden.

En Suite

Modern three-piece en suite comprising a wall mounted WC with push button flush, gloss vanity unit with inset wash hand basin and chrome mixer tap, and a walk-in shower enclosure with sliding glass door, rainfall shower head and additional handheld attachment. Finished to a high standard with underfloor heating, contemporary wall tiling, tiled flooring, and a double glazed frosted side window providing natural light and privacy.

Boiler Room

Boiler room housing the newly installed WIFI controlled Neo Heat Mister central heating system, brand new Combi boiler and under floor heating system. UPVC door to the side of the property.

Annexe

A self-contained annexe apartment offering versatile and independent living, complete with its own private entrance from the driveway, as well as secondary internal access to the main property.

The accommodation includes a spacious lounge with aluminium double glazed sliding doors opening directly onto the garden, a double bedroom, and a bathroom. The annexe is finished with electric heating, porcelain tiled flooring to the entrance hall, and a fully tiled bathroom, providing a clean and modern finish throughout.

An ideal setup for multi-generational living, a teenager’s retreat, guest accommodation, or as a potential holiday let or rental opportunity.

First Floor Landing

UPVC double glazed window to the side, wooden bannister with glass balustrade, spotlights and access to three double bedrooms and family bathroom.

Master Bedroom

A spacious master bedroom finished with carpeted flooring and enjoying far-reaching countryside views through a UPVC double glazed rear bay window, complemented by a further UPVC double glazed rear window. A UPVC door opens to a Juliette balcony.

The room is enhanced with recessed spotlights and a contemporary vertical radiator, and flows seamlessly into the modern en suite bathroom area, creating a luxurious and open-plan principal suite.

En Suite

A uniquely designed en suite bathroom, seamlessly open plan to the bedroom, offering a luxurious and contemporary feel throughout. The space begins with a freestanding bathtub, set on a tiled plinth and complemented by a freestanding chrome mixer tap with shower attachment, creating a striking focal point. This area is finished with a sleek black heated towel rail and the added convenience of a built-in laundry chute directly leading to the utility room. Adjacent to the bath is a practical space ideal for clothing storage.

Flowing through, the main en suite comprises a stylish gloss vanity unit incorporating a WC with push button flush, alongside a walk-in shower enclosure featuring a glass screen, rainfall shower head, and additional handheld attachment. The room is finished to a high standard with tiled flooring, large format wall tiling, recessed spotlights, a panelled ceiling, heated towel rail, and a double glazed frosted window to the side providing natural light and privacy.

Bedroom

Well-proportioned double bedroom featuring carpeted flooring and a contemporary vertical radiator. A UPVC double glazed side bay window frames beautiful countryside views, filling the room with natural light and enhancing the peaceful setting.

Bedroom

A well-presented double bedroom featuring carpeted flooring, recessed spotlights, and a contemporary vertical radiator. A UPVC double glazed side window enjoys attractive field views, creating a light and peaceful setting. The room also benefits from a private en suite shower room, adding convenience and comfort.

En Suite

En suite comprising WC and wash hand basin set within a vanity unit providing useful storage beneath. Finished with attractive mosaic tiled walls, a heated towel rail, and a double glazed frosted window to the front providing natural light and privacy. The space also benefits from a practical cloaks area.

Bathroom

Family bathroom featuring a contemporary walk-in shower enclosure with tiled finish, rainfall shower head, and additional handheld attachment on a riser rail. The suite also comprises a WC and wash hand basin set within a stylish vanity unit offering useful storage beneath, along with recessed shelving for added practicality.

Further benefits include an illuminated mirror, fully tiled walls and flooring, and a fitted storage cupboard, creating a sleek, modern, and well-appointed bathroom space.

External

This impressive property is set within just under 4 acres of beautifully landscaped grounds, predominantly laid to lawn and enjoying a superb wrap-around aspect that surrounds the home. The outdoor space flows seamlessly from the main living areas via expansive sliding doors onto a porcelain tiled patio, creating an exceptional setting for both entertaining and relaxation. The garden further benefits from a ground-level fire pit with built-in seating, enhancing the sociable outdoor lifestyle on offer.

The approach to the property is equally impressive, with a timber gate opening onto a substantial private gravel driveway leading to the home. The extensive parking area provides ample off-road parking for multiple vehicles. The grounds also include a woodland area and additional field, alongside large outbuildings and a detached double garage, offering excellent versatility and storage options.

Additional Information

Council Tax - Band G.

Tenure - Freehold.

Septic tank located on the adjacent land, with right of way access to the neighbouring driveway to access the tank.

Brand new electrics, plumbing and heating system throughout