Joyce Byrne Broker

Warbler Woods Executive One Floor with Walkout

Price:

$424,900.00

Selling Price:

$420,000.00

Selling Date:

July 20, 2006

Property Type:

Ranch with Walkout

Closest Major Intersection:

Commissioners and Oxford

Lot Size:

72.18 x 120.57

Bedrooms:

3 on main and one in lower

Bathrooms:

3 full baths plus a powder room

Inclusions:

California shutters, dishwasher, light fixtures, 3 auto door openers and controls, central vac and accessories, custom built bookcase with TV centre, Wired home theatre (5.1 surround),including satellite speakers on rear deck.

Exclusions:

shelves screwed to walls, speakers in lower level

Parking:

Triple drive and 3 car insulated garage

Taxes:

$5750 approx.

Area:

Chestnut Hill

Schools:

Public
Byron Northview	1370 Commissioners Rd.W London	519-452-8080

Age:

11 yrs approx.

Heating, Cooling, Electrical:

High efficient gas furnace, newer central air and Lifebreath Air Exchanger, 200 amp breaker panel.

Possession:

August 11th, flexible

Details:
Terrific family area in one of the Forest City's most sought after exclusive west end locations!! Situated on an ultra quiet no exit cul de sac walking distance to the beautiful trails of Warbler Woods and surround by a semi circle of mature towering trees.

All it takes is a drive through this small enclave of homes to realize its a rare find in any city in Canada.

Close by are all the shops Byron has to offer! Grocery and drug store, restaurants and quaint shops, liquor and flower store, banking and medical facilities, and much more.

Byron is also home to one of Ontario's largest parks, Springbank! Enjoy a walk along the Thames River and spend an afternoon at lovely Storybook Gardens with the kids.

Schools are all in the neighbourhood with the public high school a short bus ride away. Need to get out of town easily? This neighbourhood is accessible to routes south to the 401 and east and west along the new Oxford Street extension.

This home presents a wonderful opportunity to own a family sized home on a nice sized lot built to exacting standards for a former owner who was a builder. The back yard is large enough to accommodate a pool with lots of room left for a garden area and with a southern exposure and a walkout onto hard surface flooring in the lower level it will be just perfect.

Dad will be thrilled with the 3 car garage as now he has room for the family vehicles and his toys! Plus there is direct entry into the lower level unfinished area for a fabulous workshop.

Once you step inside the spacious ceramic floored front foyer you will be impressed with the size, decor, openness and light this home has to offer. It is a terrific floor plan to showcase your best furniture pieces as there is a perfect view of the pillared dining room which can accommodate 8 to 10 or more people at a sit down dinner.

You will love the soaring ceiling in the formal living area and enjoy the accessibility to the dining room making it ideal for large family functions or parties.

The eat in cupboard laden kitchen is designed for the gourmet in the family and also includes a luncheon counter. There is accessibility from here to the large summer sundeck which enjoys a view of the trees of Warbler Woods and overlooks the large yard. Plus there is a natural gas hookup for your B.B.Q.

The majority of the main floor boasts easy care ceramic flooring.

The large family gathering room is also open to the kitchen and has an attractive berber carpet, corner gas fireplace, cathedral ceiling and a wonderful custom built bookcase and TV centre.

The home was recently professionally redecorated in todays trendy colours yet neutral enough to go with most buyers furnishings.

There are 3 bedrooms on this floor and a main floor laundry room with direct access to the garage. The master retreat offers a king sized bedroom with another door to the deck for those quiet "after the kids go to bed" late night talks over a glass of wine. Of course you can first enjoy a long soak in your ensuite whirlpool bath.

The lower level has a super sized recreation area and family room combo with terrace doors to the back yard. It enjoys hardwood flooring and a 2nd gas fireplace. A wonderful area for the kids to play and entertain friends or for the family to enjoy a game of pool and a movie together. This room is ideally sized and suited for a home theatre system.

There is a newer 3 piece bath on this level too with a wonderful glass shower that the entire family will want to use! Another oversized bedroom is located here designed for overnight guests as it is large enough for a sitting/tv area so guests have a place of their own. This area would also be excellent for your teen or an in law situation.

There is still plenty of room in the lower level to finish other rooms you may need if desired.

The owners have also installed newer central air and an air exchanger that is perfect especially for those who suffer from environmental or seasonal allergies or just enjoy fresher air and less dust!

The main floor is approx. 2500 sq. ft.and there is about 800 finished in the lower. It is 2 by 6 construction, the water heater is owned and the California shutters and blinds can stay to get you started. Most of the light fixtures have been updated too! There is really nothing left to do and its in move in condition making it a terrific buy for any busy family who is looking for space, a wonderful street and neighbourhood and a very liveable floor plan.

Call 679-5443 ID xxxx for 24 hour recorded ad.

Purchaser to verify all information.