£1,200,000 F/H

Fabulous Four Bed Detached Family HomeDetached Family Home Set on Prestigious Private Road

Four Double Bedrooms Three Bathrooms

Two Reception Rooms Conservatory

Secluded Mature Garden Energy Efficiency Rating D

BR4 0LP Email:

Tel:7 High Street 020 8432 7373

Westwickham@langfordrussell.co.uk

Langford Russell as our agents have endeavoured to check the accuracy of these sales particulars, but however can offer no guarantee, we therefore must advise that anyprospective purchaser employ their own independent experts to verify the statements contained herein. All measurements are approximate and should not be relied upon. Noequipment, utilities, circuits or fittings have been tested or checked.

AGENTS NOTE

Tel:

BR4 0LP

7 High Street

Westwickham@langfordrussell.co.uk

020 8432 7373

Email:

£1,200,000 F/H

Coombe Gate 17 Shirley Hills Road CR0 5HS

Coombe Gate is a fabulous detached family home set on one of the most prestigious private roads inShirley Hills with beautiful mature, secluded gardens.

Internally the property offers over 2200 sqft of beautifully proportioned and well presented livingaccommodation, the ground floor comprises a magnificent main reception room with folding doorsleading onto a generous conservatory with stunning views over the mature garden. In addition there is adining room with access to the kitchen, fitted with a comprehensive range of matching wall and baseunits, integrated appliances and range cooker, completing the ground floor is a fitted study andcloakroom. To the first floor are four good size double bedrooms, two of which have fitted wardrobes;two have modern en-suites, with the family bathroom serving the other two, all bathrooms benefitingfrom under-floor heating.

The secluded gardens are a delightful feature of this fantastic home with mature trees and shrubs and awide expanse of lawn with paved patio area, making the garden a tranquil haven for entertaining andoutdoor dining.

Coombe Gate is situated on one of the most prestigious private roads in Shirley Hills. Ideally located forEast Croydon station which is easily reached either by tram, bus or car and offers frequent services intoLondon Bridge, Victoria and Gatwick (20mins approx.). Several excellent schools are close by includingTrinity, Whitgift, Royal Russell and Coloma as well as Croydon Town Centre with its’ array of shops,cafes and entertainment facilities.

020 8432 7373

BR4 0LP

7 High Street Tel:

Email: Westwickham@langfordrussell.co.uk

Energy Performance Certificate

Page 1 of 4

Coombe Gate, Pine Coombe, CROYDON, CR0 5HSDwelling type: Detached house Reference number: 9342-2883-7909-9126-4035Date of assessment: 27 October 2016 Type of assessment: RdSAP, existing dwellingDate of certificate: 24 November 2016 Total floor area: 203 m²Use this document to:• Compare current ratings of properties to see which properties are more energy efficient• Find out how you can save energy and money by installing improvement measures

Estimated energy costs of dwelling for 3 years: £ 5,010

Over 3 years you could save £ 1,842

Estimated energy costs of this home Current costs Potential costs Potential future savings

Lighting £ 501 over 3 years £ 285 over 3 years

Heating £ 3,966 over 3 years £ 2,493 over 3 years

Hot Water £ 543 over 3 years £ 390 over 3 years

Totals £ 5,010 £ 3,168

You couldsave £ 1,842over 3 years

These figures show how much the average household would spend in this property for heating, lighting and hotwater and is not based on energy used by individual households. This excludes energy use for running applianceslike TVs, computers and cookers, and electricity generated by microgeneration.

Energy Efficiency RatingThe graph shows the current energy efficiency of yourhome.

The higher the rating the lower your fuel bills are likelyto be.

The potential rating shows the effect of undertakingthe recommendations on page 3.

The average energy efficiency rating for a dwelling inEngland and Wales is band D (rating 60).

The EPC rating shown here is based on standardassumptions about occupancy and energy use andmay not reflect how energy is consumed by individualoccupants.

Top actions you can take to save money and make your home more efficient

Recommended measures Indicative cost Typical savingsover 3 yearsAvailable with

Green Deal

1 Increase loft insulation to 270 mm £100 - £350 £ 162

2 Flat roof insulation £850 - £1,500 £ 357

3 Floor insulation (solid floor) £4,000 - £6,000 £ 408

See page 3 for a full list of recommendations for this property.To find out more about the recommended measures and other actions you could take today to save money, visitwww.gov.uk/energy-grants-calculator or call 0300 123 1234 (standard national rate). The Green Deal may enable you tomake your home warmer and cheaper to run.