In excellent town centre location this property is a spacious three bedroom bungalow with large garden, two single garages and driveway.

VIEWING: By appointment with Paris Steele W.S. 01620 892138

NORTH BERWICK3 MARMION CRESCENT EH39 4PA

PARIS

STEELE

35 Westgate, North Berwick, EH39 4AGTel: 01620 892138 Fax: 01620 895162

Email: mail@parissteele.com

www.parissteele.comSolicitors & Estate Agents

• ENTRANCE PORCH• HALL- spacious reception area and good storage space• BREAKFASTING KITCHEN• DINING ROOM – with connecting doors to kitchen and lounge• LOUNGE – large with south facing window • GARDEN ROOM – with doors to the garden• BATHROOM – with shower• 2 DOUBLE BEDROOMS – both with built-in wardrobes and the

master has doors to garden• SINGLE BEDROOM• GARDEN – large and fully surrounds the property• SUMMER HOUSE• DRIVEWAY• 2 SINGLE INTEGRAL GARAGES – with electric door to one,

manual door to the other• GAS CENTRAL HEATING• DOUBLE GLAZING• PVC fascia’s and guttering

• ENERGY EFFICIENCY RATING - D

Offers Over £395,000

In a quiet cul-de-sac location and just minutes from the town centre 3 Marmion Crescent is an attractive and spacious three bedroom bungalow.

Accommodation is arranged over the one floor and offers very roomy living space including an entrance porch, good sized hall, breakfasting kitchen, south facing and large lounge overlooking the garden, a dining room, garden room, bathroom, two double bedrooms and a single bedroom. The master bedroom has doors to the garden.

Some general upgrading is required but this is a property with potential and it may be possible to extend subject to all usual Local Authority consents.

Gas central heating, cavity wall insulation, double glazing and PVC fascias are in place and additional benefits include two single integral garages and a summer house.

The garden fully surrounds the property and is a large area with a lovely south facing rear garden and a large garden and drive to the front.

The garden areas have a variety of planting, flower beds and mature hedging. The front is predominantly gravelled and paved for easy maintenance.

This property is in a great location for those seeking a quiet yet town centre location and is also just minutes from the railway station and local bus services.

Early viewing is advised.

On the southern shore of the Firth of Forth, North Berwick is an attractive and popular harbour town approximately 25 miles east of Edinburgh. From its picturesque 12th century harbour Milsey Bay stretches to the east and Berwick Bay to the west, both beautiful sandy beaches with stunning views to The Bass Rock, Craigleith, Fidra and beyond to the Fife coast.

This town has much to offer with a wide range of recreational activities including the award winning Seabird Centre, The Yacht Club, boat trips to The Bass Rock and its famous gannet colony, tennis courts and a sports centre with swimming pool to name but a few. For the golf enthusiast The Glen and The West Links are close at hand with many others in the immediate area including Gullane, Archerfield, Whitekirk, Craigielaw and The Open Championship Course at Muirfield. There is a range of shopping, coffee shops and restaurants on the High Street and excellent schooling from nursery to secondary levels.

Convenient for the commuter, North Berwick has regular rail links and bus services to Edinburgh and the A1 provides easy access by car to the city (40 minutes), the by-pass, the M8 and M9 motorway networks and the airport.

Entering North Berwick from Edinburgh direction along Dirleton Avenue (A198), turn right at the second set of traffic lights into Station Road. Take the first left into Marmion Road and Marmion Crescent is the first turn on the left.

ENTRANCE PORCHPVC door with glazed side panels to a good sized entrance porch. Parquet flooring.

HALLDoor from porch to hall with spacious reception area. Laundry cupboard. Cupboard with sliding doors providing generous storage space and housing electricity meter. Access to attic space. Smoke detector.

BREAKFASTING KITCHENTwin windows to front with a glimpse of the sea. Good range of wall and base units with complementary work tops and tiling between. Stainless steel sink with mixer tap. Space for table and chairs. Free standing appliances including Parkinson Cowan gas cooker, Bosch washing machine, Zanussi dishwasher, Frigidaire freezer and Zanussi fridge. Wall mounted Potterton Prima central heating boiler. Central heating control.

DINING ROOMWindow to front. Connecting doors to kitchen and lounge. Telephone point.

LOUNGEVery spacious, south facing lounge with large window overlooking the rear garden. Feature fire place with tiled surround and hearth and a gas fire. Telephone point. TV aerial point.

GARDEN ROOMDouble doors from lounge to south facing garden room which in turn has patio doors to the rear garden. Glass display shelves with cupboards beneath, mirrors and lighting.

BATHROOMVery spacious and fully tiled bathroom with window to south. Recessed wash hand basin with cupboard beneath, bath and w.c. Separate shower cubicle with fitted glazed doors. Two bathroom cabinets. Shaver point. Electric wall heater. Wall mirror.

BEDROOM 3Single room with window to south.

BEDROOM 1Double room with patio doors to the rear garden. Built-in wardrobe with sliding doors providing hanging and shelf space and with additional cupboard space above. TV aerial point. Telephone point.

BEDROOM 2Large double room with window to front. Twin built-in wardrobes providing generous hanging and shelf space.

EXTERIOR 3 Marmion Crescent occupies a sizeable plot that fully surrounds the property. To the front is a large gravelled driveway and indeed most of this area is gravelled and paved for ease of maintenance with some feature flower beds. There is gated access either side of the building to the rear garden. This area is south facing and is fully enclosed with a sun trap patio, rockery, steps to raised lawn and drying area, a summer house and the whole area is sheltered and screened by mature hedging.There is an outside store and tap and the gas meter is located on the outside of the building.

GARAGESingle garage with electric up and over door, power and light plus a further single garage with manual up and over door, power, light and a work bench.

FURNISHINGSAll fitted carpets, floor coverings, curtains, blinds and the white goods are included in the sale (no warranty is given). The summer house is also included.

SERVICESMains gas, water and electricity.

LOCAL INFORMATIONNorth Berwick Nursery School – 01620 893782Law Primary School – 01620 893775North Berwick High School – 01620 894661North Berwick Health Centre – 01620 892169North Berwick Sports Centre – 01620 893454

COUNCIL TAXBand F

NOTESWhile the foregoing particulars are believed to be correct, no warranty is given as to their accuracy and it will be for intending purchasers to satisfy themselves with regard to all matters prior to conclusion of missives.Interested parties are advised to have their interest noted with the Selling Agents so that they may be advised of any closing date.All measurements are approximate.

Approx. Gross Internal Area1719 Sq Ft - 159.70 Sq M(Including Garages)

�For identification only. Not to scale.© Square Foot Media 2013

Ground Floor

3 Marmion Crescent, EH39 4PA

designed by paul lobb 2012

Bedroom 113'11" x 10'4"4.24 x 3.15m

Bedroom 39'11" x 7'9"

3.02 x 2.36mBathroom Sitting

Room22'6" x 13'11"6.86 x 4.24m

Sun Room17'11" x 7'1"5.46 x 2.16m

Garage17'3" x 8'8"

5.26 x 2.64m

Garage17'3" x 8'8"

5.26 x 2.64mDiningRoom

10'5" x 9'11"3.17 x 3.02m

Kitchen11'11" x 10'6"3.63 x 3.20m

Hall

Vestibule

Bedroom 214'4" x 10'5"4.37 x 3.17m

VIEWING: By appointment with Paris Steele W.S. 01620 892138

ENTRYEntry by mutual arrangement.

HOME REPORT A Home Report for this property will be available from Paris Steele W.S. 01620 892138 or www.parissteele.com

PRICEOffers Over £395,000 are invited and should be submitted in writing to:Paris Steele W.S.35 WestgateNorth BerwickEH39 4AGTel: 01620 892138Fax: 01620 895162