You will be hard pressed to find a better 'quality' property available in the open market. ££££'s have been invested to create what is a truly exceptional home. Rarely available on the open market is such an exceptional house. Of modern construction built in a classical style with elegantly proportioned rooms, high ceilings and many features. Approx. half acre plot in one of the regions most desirable locations, just off Kemp Road.

Introduction - Rarely available on the open market, a truly immaculate property which has undergone a total and lavish refurbishment in recent times where no expense has been spared. Longniddry is unique, having been built in 1995 to an individual design using quality materials and featuring high ceilings and elegantly proportioned rooms. Standing in a sizeable plot of approx. half an acre within what many regard as one of the region's most exclusive locations of The Park, a private lane situated off Kemp Road close to the picturesque village centre. Viewing is absolutely essential to fully appreciate the great appeal of this fabulous property together with the quality of refurbishment that has been carried out, some details of which are listed below.

Arranged on one level, the well planned and spacious accommodation extends to over 2500 sq.ft. At the heart of the house is the beautiful open plan living kitchen with octagonal shaped sitting/dining area and bespoke units with quality appliances. The living accommodation is accessed via the wide hallway and comprises a magnificent lounge, separate dining/sitting room and study. There is also a utility room, cloakroom and WC. The bedroom accommodation is accessed via a separate corridor and comprises a master bedroom with a delightful view of the rear garden, adjoining dressing room and beautiful en-suite bathroom. There are a further three bedrooms, one with en-suite and a separate family bathroom.

The property has an impressive frontage with mature borders and an 'in and out' paved driveway, providing excellent parking space and access to the double garage, which has a useful first floor annexe above. Substantial grounds extend to both sides and rear, bounded by mature borders which provide much seclusion. In all, a simply stunning property of unquestionable quality standing in one of the most desirable locations in the region.

Specification - The property has been subject to a comprehensive programme of refurbishment to the highest order in recent times. No expense has been spared and a variety of features include:

* Windows - installation of beautiful high quality windows from the Residence 9 collection
* External Doors - installed by Solidor Doors, a top end, high security and highly insulated door system
* Heating - complete replacement of pipes, radiators and system to a pressurised unit with water softener. The heating system has six independent zones and is operated manually or from a mobile phone or iPad. Underfloor heating to all bathrooms and kitchen (wet system, not electric)
* Kitchen - Fabulous bespoke kitchen with quartz surfaces. High end Miele and Liebherr appliances
* Fireplace - Ancaster stone by J Rotherham and Co.
* Sanitaryware - Duravit
* Shower Fittings - HansGrohe
* Tiling - All Porcelanosa
* Walls - Decorated in Farrow and Ball and Laura Ashley paints
* Floor Coverings - Recently replaced throughout
* TV points to all bedrooms, lounge, kitchen and annexe rooms
* Blinds - Luxaflex Blinds - made to measure
* External - All fascias and soffits replaced in uPVC
All fall pipes and guttering replaced in seamless aluminium

Directions - SAT NAV - HU14 3LU - Please note that the property is approached along 'The Park' a private road which is accessed from the western side of Kemp Road, opposite its junction with Tranby Lane, close to the Tennis Club and School.

Location - The Park is one of the region's most prestigious addresses being a winding private lane, comprising some of the area's finest homes. This exclusive and private location is situated directly off Kemp Road close to the centre of this highly desirable west Hull village which is clustered around the village pond. Swanland affords a number of amenities including chemist, convenience store with post office, well reputed public house, coffee shop, plus a number of recreational facilities such as a Tennis and Bowls Club and children's playing field. The village also has a well regarded junior/primary school with an "outstanding" Ofsted rating. Secondary schooling is at the nearby South Hunsley School and Sixth Form College (also rated as "outstanding" by Ofsted). A number of public schools are also available locally with Swanland being on the daily school bus route. Convenient access can be gained to the A63 leading into Hull city centre to the east and the national motorway network to the west. The Humber Bridge lies nearby leading to Lincolnshire and Humberside airport and a mainline railway station lies approximately 15 minutes driving distance away in Brough providing intercity connections.

Accommodation - A high quality "Solidor" composite entrance door opens to:

Entrance Hallway - A particularly spacious central hallway providing access to all principal rooms and the bedroom corridor. There is moulded coving and dado rail.

Cloakroom - With tiled flooring and access to:

Separate Wc - Duravit wash hand basin and WC. Tiling to the walls and floor. Stainless steel heated dual fuel towel rail.

Lounge - 5.87m x 4.65m approx (19'3 x 15'3 approx) - Accessed via double doors from the hallway. This stunning room of elegant proportions has as its focal point a beautiful Ancaster stone fire surround from J Rotherham and Co. Within the fire surround is a gas fired living flame stove with balanced flue and remote control. Moulded coving and ceiling roses. Dado and picture rails.

Dining Room/ Sitting Room - 4.42m x 3.18m approx (14'6 x 10'5 approx) - Accessed via double doors from the hallway this room features a large picture window overlooking the side garden and has moulded coving, and a ceiling rose. Dado and picture rails.

Study - 3.84m x 2.54m approx (12'7 x 8'4 approx) - With window overlooking the side garden. Ultrafast "Lightstream" broadband connection.

Open Plan Living Kitchen - 5.59m x 3.86m approx (18'4 x 12'8 approx) - A simply stunning room which features an exquisite fitted kitchen and octagonal shaped sitting/dining area with large windows overlooking the gardens. The bespoke hand made kitchen has been installed by a local craftsman and is hand painted in dual tone being from the Farrow and Ball range in Mizzle green with the island in Card Room green. The door furniture is of a nickel over steel finish and the taps are from Perrin and Rowe of Mayfair. Top end appliances include a Rangemaster Professional Deluxe cooker with induction hob, a Liebherr freestanding fridge/freezer and Liebherr wine chiller, set within the island. Miele appliances include a ground coffee maker, two warming drawers which also act as slow cookers, combination microwave/steam oven, touch sensitive activated dishwasher a double Belfast and single sink by Shaws of Darwen. The kitchen has underfloor heating via a separate thermostatic control. Double doors open out to the paved patio.

Alternative View -

Dining Area -

Utility - Matching units to the kitchen with a range of floor and wall mounted units, under counter sink, plumbing for automatic washing machine and space for a tumble dryer. Tiling to the walls and floor. Internal door to inner hallway and an external quality Solidor door. Security alarm keypad.

Bedroom Corridor - With loft access hatch, moulded coving and dado rail. Security alarm keypad.

Master Bedroom - 4.52m x 3.89m approx (14'10 x 12'9 approx) - With window to the rear and side elevations, moulded coving.

Dressing Area - 4.52m x 2.64m approx (14'10 x 8'8 approx) - With window to side elevation.

En-Suite - A quality en-suite with Duravit wash hand basin, WC, designer bath, large shower area with HansGrohe fittings and glazed partition. Porcelanosa tiling to the floor and walls with underfloor heating and a stainless steel heated dual fuel towel rail. Heated mirror.

Bedroom 2 - 4.09m x 2.97m approx (13'5 x 9'9 approx) - Window to side elevation.

En-Suite Shower Room - With Duravit wash hand basin and WC, large shower area with HansGrohe fittings and glazed partition. Porcelanosa tiling to the walls and floor with underfloor heating and stainless steel heated dual fuel towel rail. Heated mirror.

Bedroom 3 - Window to rear and side elevations

Bedroom 4 - 4.09m x 3.05m approx (13'5 x 10'0 approx) - Window to side elevation

Bathroom - With Duravit WC, wash hand basin and a designer bath. Porcelanosa tiling to the walls and floor with underfloor heating. Stainless steel heated dual fuel towel rail. Heated mirror.

Garage Annexe - There is an internal access door to the double garage which itself has a key fob operated up and over door. The garage measures approx. 23'10 x 18'7. There is a Solidor external door to the side garden. Within the garage there is a pressurised hot water system and modern Worcester boiler.

The inner hallway also has a fixed staircase which leads up to a first floor space above the garage (restricted head height). This area measures approx. 12'5 x 11'8 and could suit a variety of uses such as a play area, office or a teenage annexe. There is eaves storage and a feature bespoke installed circular window with square opener which overlooks the front of the property.

Outside - Longniddry stands in a lovely plot approaching half an acre accessed via two entry points to an extensive block paved driveway and forecourt which provides plenty of parking and access to the double garage. There is a particularly attractive garden area with a paved west facing terrace to one side of the bungalow. An extensive lawned garden wraps around the sides and to the rear of the property bounded by mature laurel and a variety of established shrubs which provide much seclusion. There is also a summer house to the far corner of the garden looking back at the property.

Rear View -

Side Garden (East) -

Side Garden (West) -

Driveway -

Rear View Of Property -

Tenure - Freehold

Council Tax Band - From a verbal enquiry we are led to believe that the Council Tax band for this property is Band G. We would recommend a purchaser make their own enquiries to verify this.

Viewing - Strictly by appointment through the agent. Brough Office[use Contact Agent Button].

Agent's Note - For clarification, we wish to inform prospective purchasers that we have not carried out a detailed survey, nor tested the services, appliances and specific fittings for this property. All measurements provided are approximate and for guidance purposes only. Floor plans are included as a service to our customers and are intended as a GUIDE TO LAYOUT only. NOT TO SCALE. Matthew Limb Estate Agents Ltd for themselves and for the vendors or lessors of this property whose agents they are give notice that (i) the particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do not constitute any part of an offer or contract (ii) all descriptions, dimensions, references to condition and necessary permissions for use and occupation, and other details are given in good faith and are believed to be correct and any intending purchaser or tenant should not rely on them as statements or representations of fact but must satisfy themselves by inspection or otherwise as to the correctness of each of them (iii) no person in the employment of Matthew Limb Estate Agents Ltd has any authority to make or give any representation or warranty whatever in relation to this property. If there is any point which is of particular importance to you, please contact the office and we will be pleased to check the information, particularly if you contemplate travelling some distance to view the property.

Photograph Disclaimer - In order to capture the features of a particular room we will mostly use wide angle lens photography. This will sometimes distort the image slightly and also has the potential to make a room look larger. Please therefore refer also to the room measurements detailed within this brochure.

Valuation Service - If you have a property to sell we would be delighted to provide a free
o obligation valuation and marketing advice. Call us now on[use Contact Agent Button].

Stamp Duty Reforms 4 Dec 2014 - Purchase Price of Property New Rates Paid on the Part of the Property Price Within Each Tax Band
£0 - £125,000 0%
£125,001 - £250,000 2%
£250,001 - £925,000 5%
£925,001 - £1,500,000 10%
£1,500,001 and over 12%

Should you have any queries please contact our office for clarification.

Viewing Appointment - TIME ....................DAY/DATE ............................................



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