Royden Lodge, Killingholme Road, Ulceby, DN39

**VILLAGE LOCATION**
Dating from the early 1990's and located to the eastern side of Ulceby Skitter, Royden Lodge is an excellent detached house offering spacious, family size accommodation which must be seen to be appreciated. It occupies 'L' shaped grounds which are larger than expected and is beautifully presented throughout.

Principal features of the centrally heated and uPVC double glazed accommodation include the welcoming Reception Hall from where the spindle balustrade staircase leads to the first floor, the contemporary style Cloakroom, the impressive main Lounge with its classic brick Inglenook fireplace and multi-fuel stove and the flexible Living/Dining Room with French doors opening to the garden. The Dining Kitchen is superb being equipped with a comprehensive range of sage green shaker style units and a Rangemaster range cooker.

A useful Utility Room completes the picture of the ground floor accommodation whilst upstairs there are four double Bedrooms, the Master having the benefit of its own en-suite Shower Room and a walk-in wardrobe. The Family Bathroom is excellent too, with a bath and a quadrant shaped shower cubicle.

The 'L' shaped rear garden extends across the rear of an adjacent property and includes sheds, two greenhouses and a brick Garage with roller door. The grounds are principally lawned at the rear whilst at the front there is space for numerous vehicles plus the enclosed driveway which leads to the Garage.

The property lies conveniently close to Ulceby railway station and the excellent Yarborough Arms public house and the main village facilities of Ulceby are just over a mile away. The A180 and the country's motorway network can be easily accessed.

All in all Royden Lodge is a lovely home offering all the space and facilities any buyer could need. Please contact the Agents to arrange a viewing.


GROUND FLOOR
RECEPTION HALL
A welcoming entrance area from where the staircase with barley sugar twist spindle balustrade leads to the first floor. There is a laminate finish floor, a central heating radiator and doors open to all the principal rooms.

CLOAKROOM
With a white suite comprising a concealed cistern W.C. and a contemporary style rectangular handbasin. Central heating radiator.

LOUNGE 6.40m (21'0') x 3.66m (12'0')
A lovely main living room featuring a brick Inglenook style fireplace with internal illumination, a stone hearth and a multi-fuel stove. An additional side window allows the room to enjoy extra natural light, there is a central heating radiator and double doors link to the Reception Hall.

DINING/LIVING ROOM 3.96m (13'0') x 3.66m (12'0')
A flexible room with a lovely view of the garden through the glazed French doors and with a laminate finish floor and a central heating radiator.

DINING KITCHEN 6.10m (20'0') x 3.78m (12'5')
A light and spacious room equipped with a range of sage green shaker style wall and base cabinets with wooden worksurfaces incorporating a single drainer 1.5 bowl white ceramic sink. A recess with twin extractors accommodate the Rangemaster 110 range cooker and there is space for an American style fridge/freezer. There is a dishwasher and a peninsular partly divides the main kitchen area from the dining area. Glazed French doors open to the garden and there is a useful understairs storage cupboard and a central heating radiator.

UTILITY ROOM 2.95m (9'8') x 1.65m (5'5')
With units matching those in the Dining/Kitchen, a single drainer ceramic sink unit, a wall mounted Grant Vortex oil fired boiler, a central heating radiator and provision for freestanding appliances.

FIRST FLOOR LANDING
With a central heating radiator and an airing cupboard housing the hot water cylinder.

MASTER BEDROOM 3.96m (13'0') x 3.66m (12'0')
A lovely bedroom at the front of the house with a central heating radiator and doors opening to the en-suite Shower Room and the walk-in wardrobe.

EN-SUITE SHOWER ROOM 2.57m (8'5') x 1.65m (5'5')
With a white suite comprising a W.C, a rectangular basin set on white drawers and a shower recess with a Victorian style twin head Mira Realm mixer shower. There is a heated towel warmer.

WALK-IN WARDROBE 1.83m (6'0') x 1.65m (5'5')
With a central heating radiator, shelves and hanging rails.

BEDROOM TWO 3.73m (12'3') x 2.97m (9'9')
With a central heating radiator.

BEDROOM THREE 3.73m (12'3') x 2.97m (9'9')
With a central heating radiator and a double cupboard.

BEDROOM FOUR 2.97m (9'9') x 2.74m (9'0')
With a central heating radiator.

FAMILY BATHROOM 3.00m (9'10') x 1.88m (6'2')
A stylish bathroom with a white suite comprising a panel bath, a rectangular basin set on white drawers, a concealed cistern W.C. and a quadrant shaped shower enclosure with a chrome fixed head mixer shower. The walls are tiled around the bath and basin and there is a heated towel warmer.

GARAGE 2.95m (9'8') x 6.93m (22'9')
With a roller door to the front, a side door, electric light and power.

OUTSIDE
Royden Lodge stands within lovely gardens which are 'L' shaped at the rear, extending behind an adjacent property. To the front there is a hedged boundary and space for several vehicles whilst substantial double gates enclose the driveway which leads through to the garage. The rear garden is principally lawned with hedged and fenced boundaries, gravelled beds with specimen shrubs and paved pathways. There are sheds and greenhouses ideal for storage/workshop use. Please note the existing dog kennel will be removed prior to sale.

GENERAL INFORMATION
Mains, water, electricity and drainage are connected and broadband speeds and availability can be assessed via the Ofcoms checker website. Central heating comprises radiators as detailed above connected to the Grant Vortex oil boiler in the Utility Room and the property has the benefit of uPVC framed double glazing. It falls within the jurisdiction of North Lincolnshire Council and is in Council Tax Band - D. The tenure is Freehold subject to Solicitors verification.

VIEWING
By appointment through the agents on Grimsby 311000. A video walkthrough with commentary can be seen on Rightmove and our Martin Maslin website.