This delightful two bedroom ground floor apartment is situated on this modern development known as 'Clifton Gate' constructed by Roland Homes in 2005 and is situated at the junction of South Park and Ballam Road adjoining the main gates to Lytham hall and within 300 yards from the centre of Lytham with it's well planned tree lined shopping and town centre amenities. Approached through electrically operated security gates leading to the illuminated court yard with numbered car parking spaces. There are transport services running adjacent on South Park to both Lytham and St Annes. An internal viewing is recommended.

Communal Entrance - With security entry phone system. Stairs to the first floor.

Private Entrance Hallway - 4.06m x 2.92m max (13'4 x 9'7 max) - With side airing cupboard containing an insulated hot water cylinder. Wall mounted entry phone hand set. Atlantic slim line panel heater. Cloaks/Store cupboard contains the circuit breaker fuse box.

Lounge With Dining Area - 6.35m x 3.15m (20'10 x 10'4) - Superbly appointed and spacious lounge with dining area. Double glazed window with three side opening lights enjoys delightful south facing views looking onto the front gardens with mature trees. Television, Sky and telephone points. Two Atlantic slim line panel heaters.

Lounge With Dining Area -

Kitchen - 2.97m x 1.93m (9'9 x 6'4) - Extremely well fitted modern kitchen with an excellent range of wall and floor mounted cupboards and drawer. Laminate working surfaces and discreet downlighting. Stainless steel single drainer sink unit with chrome mixer tap. Built in appliances comprise: Lamona electric oven. Hotpoint School four ring ceramic hob with illuminated extractor canopy above. Integrated Hotpoint fridge and freezer. Built in Indesit dishwasher and built in Hotpoint automatic washing machine. Part ceramic tiled walls. Ceiling halogen downlights. Slim line Atlantic panel heater. Kickspace floor lighting.

Bedroom Suite One - 4.14m x 2.64m (13'7 x 8'8 ) - Tastefully decorated principal double bedroom. uPVC double glazed window with two side opening lights overlook the inner court yard. Fitted blind. Telephone and television aerial points. Atlantic slim line panel heater.

En Suite Shower Room/Wc - With part tiled walls. White three piece suite comprises: step in tiled shower compartment with a plumbed shower and pivoting outer door. Roca pedestal wash hand basin. The suite is completed by a Roca low level WC. Atlantic white electric ladder headed towel rail. Silavent ceiling extractor fan. uPVC double glazed obscure opening window.

Bedroom Two - 4.04m x 3.12m (13'3 x 10'3) - Second spacious double bedroom with uPVC double glazed window with side opening light overlooking the south facing mature front gardens. Fitted blind. Atlantic slim line panel heater.

Bathroom/Wc - 2.11m x 1.68m (6'11 x 5'6) - Three piece white suite comprises: paneled bath with wall mounted mixer tap. Roca pedestal wash hand basin with fitted mirror above. Matching Roca low level WC. Atlantic white electric ladder towel rail. Ceiling extractor fan. Part tiled walls. Wall mounted medicine cabinet.

Central Heating - The property enjoys the benefit of electric heating from Atlantic panel wall heaters where described together with electric immersion heater for domestic hot water.

Double Glazing - Where previously described the windows have uPVC DOUBLE GLAZED units.

Parking - There is a numbered single car parking space allocated to the property. (first on the right No 1)

N.B - The good quality carpets, light fittings and blinds are including in the asking price and there are a number of items of furniture that would be available by separate negotiation.

Location - This delightful two bedroom ground floor apartment is situated on this modern development known as 'Clifton Gate' constructed by Roland Homes in 2005 and is situated at the junction of South Park and Ballam Road adjoining the main gates to Lytham hall and within 300 yards from the centre of Lytham with it's well planned tree lined shopping and town centre amenities. Approached through electrically operated security gates leading to the illuminated court yard with numbered car parking spaces. There are transport services running adjacent on South Park to both Lytham and St Annes.

An internal viewing is recommended.

Maintenance - A management company has been formed to administer and control outgoing expenses to common parts. A figure of £85 per month is currently levied which includes block insurance, window cleaning and gardening.

Tenure/Council Tax - The site of the property is held Leasehold for the residue term of 999 years subject to an annual ground rent included in the maintenance charge. Council Tax Band C. (To be advised).

The Guild - John Ardern & Company are proud to announce that we have been appointed as the only Estate Agent practice in the South Fylde to be appointed as members of 'The Guild of Property Professionals'. As well as a network of carefully chosen independent Estate Agents throughout the UK, we now have an associated London office, 121 Park Lane, Mayfair with our own dedicated telephone number: -[use Contact Agent Button]. Outside the office, there are four touch screens enabling interested clients to access all our displayed properties. The website address is .

Viewing The Property - Strictly by appointment through 'John Ardern & Company'.

Property Misdescription Act - John Ardern & Company for themselves and their clients declare that they have exercised all due diligence in the preparation of these details but can give no guarantee as to their veracity or correctness. Any electrical or other appliances included have not been tested, neither have drains, heating, plumbing and electrical installations. All purchasers are recommended to carry our their own investigations before contract. Details Prepared March 2023