Waters Edge, Farnworth, Bolton, Lancashire, BL4 0NL

Harrisons Estate Agents are delighted to present this spacious three-bedroom detached family home, situated on the popular Waters Edge development, BL4.

Offering versatile accommodation throughout, the property is ideally suited to growing families, combining generous living space with practical everyday functionality.

To the front, the home benefits from a lawned garden, driveway parking for multiple vehicles, and an integral garage.

Internally, the accommodation begins with a welcoming entrance hallway, leading to a convenient ground floor W/C and a versatile reception room currently used as a study, offering excellent flexibility as a playroom, home office, snug or potential ground floor bedroom.

The main lounge is positioned to the front of the property and centres around a feature gas fireplace, whilst an open archway leads through to the dining room, creating a sociable layout ideal for both family living and entertaining.

Beyond, the conservatory provides a fantastic additional reception space, enjoying views over the rear garden and offering direct access outside.

The kitchen is fitted with a range of wall and base units, integrated cooking appliances, breakfast bar seating, and ample space for everyday dining and food preparation.

To the first floor, the principal bedroom benefits from fitted wardrobes and a private en-suite shower room.

Two further well-proportioned bedrooms are served by a family bathroom fitted with a three-piece suite and shower over bath.

Externally, the rear garden provides a private and mature outdoor space with a generous lawn, established planting, and patio seating areas, creating an ideal setting for relaxing or entertaining during the warmer months.

Located within a popular residential area, Waters Edge offers convenient access to local schools, shops, supermarkets, and transport links, including nearby motorway connections via the M61 and M60, making it an excellent choice for commuters travelling across Greater Manchester.

EPC: C COUNCIL TAX: D TENURE: Leasehold - £80 PA PROPERTY FEATURES AND DETAILS: Detached family home Three bedrooms En-suite to principal bedroom Three reception areas Conservatory overlooking the garden Driveway parking for approximately three vehicles Integral garage Mature enclosed rear garden Ground floor W/C Popular residential location PROPERTY LOCATION: Mount St Joseph's (0.3 MILES) Farnworth Cricket Club (0.4 MILES) Royal Bolton Hospital (0.6 MILES) Highfield Primary School (0.6 MILES) Harper Green School (0.7 MILES) HARRISONS EXPERIENCE THE DIFFERENCE BOOK A VIEWING ONLINE / TELEPHONE / WHATSAPP FLEXIBLE VIEWING APPOINTMENTS AVAILABLE OPEN 6 DAYS A WEEK CONTACT OUR BRANCH FOR MORE DETAILS Front of the Property A detached family home occupying a generous plot with a lawned front garden, block paved driveway providing off-road parking for approximately three vehicles, and an integral garage with up-and-over door.

Side access is available via a timber gate, with external gas and electric meters positioned to the side of the property.

Entrance Hallway – 2.30m x 3.65m Accessed via a timber entrance door, the welcoming hallway features carpet flooring, a pendant light fitting, single panel radiator, digital thermostat, and useful under-stairs space with telephone and broadband connections.

Downstairs W/C – 2.21m x 0.83m Fitted with a wash hand basin with chrome mixer tap and W/C.

Frosted double glazed window with opener to the side elevation, pendant light fitting, and a combination of carpet and tiled flooring.

Reception Room / Study – 2.15m x 3.48m A versatile reception room overlooking the front elevation, ideal as a home office, playroom, snug or potential ground floor bedroom.

Complete with carpet flooring, pendant light fitting, single panel radiator, and double glazed window with opener.

Lounge – 4.38m x 3.95m A spacious principal reception room positioned to the front of the property.

Featuring a double glazed bay window with opening casements, gas fire with decorative surround, carpet flooring, pendant light fitting, two wall lights, and both single and double panel radiators.

Dining Room – 3.55m x 3.37m Open to the lounge via an internal archway, creating an excellent space for family dining and entertaining.

Benefitting from carpet flooring, pendant light fitting, single panel radiator, and sliding patio doors leading through to the conservatory.

Conservatory – 3.65m x 3.53m A superb additional reception space overlooking the rear garden.

Constructed with double glazed units and multiple opening windows, the conservatory features tiled flooring, exposed brickwork, gas heater, ceiling fan with integrated light, wall lighting, and patio doors opening onto the garden.

Kitchen – 2.58m x 4.07m Fitted with a range of beech-effect wall and base units complemented by laminate work surfaces and cream tiled splashbacks.

Integrated appliances include an electric oven, four-ring ceramic hob and Zanussi extractor hood.

Additional features include a stainless steel sink with chrome mixer tap, breakfast bar seating area, plumbing for a washing machine, space for an under-counter fridge/freezer, double panel radiator, pendant light fitting, and a double glazed window overlooking the rear garden.

First Floor Landing – 2.34m x 1.16m Carpet flooring, pendant light fitting, loft access, and a useful storage cupboard housing the hot water tank with shelving.

Principal Bedroom – 3.87m x 4.97m A spacious double bedroom positioned to the front of the property.

Benefitting from a double glazed bay window with opening casements and fitted vertical blinds, fitted wardrobes with matching bedside storage, carpet flooring, and a single panel radiator.

The bay window provides additional space for a dressing area or seating space. En-Suite – 2.15m x 2.19m Fitted with a shower cubicle incorporating a mains-fed power shower, wash hand basin, and W/C.

Featuring partially tiled walls, tile-effect flooring, pendant light fitting, single panel radiator, and a frosted double glazed window with opener.

Bedroom Two – 3.50m x 3.34m A well-proportioned double bedroom overlooking the rear garden.

Featuring carpet flooring, pendant light fitting, single panel radiator, and a double glazed window with opener.

Bedroom Three – 2.66m x 4.16m A generous third bedroom currently arranged as a single room but offering space for a double bed if required.

Complete with carpet flooring, pendant light fitting, single panel radiator, and a rear-facing double glazed window with opener.

Family Bathroom – 2.04m x 2.33m Fitted with a three-piece suite comprising bath with electric shower over and glass shower screen, wash hand basin, and W/C.

Finished with partially tiled walls, tile-effect vinyl flooring, pendant light fitting, single panel radiator, and a Velux roof window providing natural light.

Rear Garden The enclosed rear garden enjoys a mature and private feel, featuring a generous lawn, established trees, shrubs and planting, together with a flagged patio seating area ideal for outdoor dining and entertaining.

Security lighting is installed, with access available from the conservatory, kitchen, and garage.

AML Disclaimer Please note it is a legal requirement that we require verified ID from purchasers before instructing a sale.

Please also note we shall require proof of funds before we instruct the sale, together with your instructed solicitors.

Agents Note Under Section 21 of the 1979 Estate Agents Act we must declare if the owner of a property is related to an employee of Harrisons Lettings and Management Ltd. Agents Note.

We may refer you to recommended providers of ancillary services such as Conveyancing, Financial Services, Insurance and Surveying.

We may receive a commission payment fee or other benefit (known as a referral fee) for recommending their services. You are not under any obligation to use the services of the recommended provider.

The ancillary service provider may be an associated company of Harrisons Lettings and Management Ltd.

IMPORTANT NOTE TO POTENTIAL PURCHASERS: We endeavour to make our 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 of representation or fact.

The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given.

All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed.

If you require clarification or further information on any points, please contact us, especially if you are travelling some distance to view.

POTENTIAL PURCHASERS: Fixtures and fittings other than those mentioned are to be agreed with the seller.

BUYERS INFORMATION To conform with government Money Laundering Regulations 2019, we are required to confirm the identity of all prospective buyers.

We use the services of a third party, Credas, which Harrisons Lettings and Management Ltd will send your AML check.

There is a nominal charge of £30 including VAT for this (per person), payable direct to Harrisons Lettings and Management Ltd.

Please note, we are unable to issue a memorandum of sale until the checks are complete.

REFERRAL FEES We may refer you to recommended providers of ancillary services such as Conveyancing, Financial Services, Insurance and Surveying.

We may receive a commission payment fee or other benefit (known as a referral fee) for recommending their services. You are not under any obligation to use the services of the recommended provider.

The ancillary service provider may be an associated company of Harrisons Lettings and Management Ltd.

Harrisons Lettings and Management are members of the property ombudsman redress scheme (membership no. T09665). All clients money is protected with Clients Money Protection (CMP).

Harrisons Lettings and Management are members of ARLA PropertyMark (membership no. M00006602)