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Red Lodge Coombe Residential

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					                              Red Lodge
Warren Road, Coombe, Kingston upon Thames, Surrey

           GUIDE PRICE £1,495,000   SUbjECT To ConTRaCT
Red Lodge
Warren Road, Coombe, Kingston upon Thames, Surrey, KT2 7Hn
A rare opportunity to own a piece of local history, Red Lodge
is a truly charming four/five bedroom late Victorian property
believed once to have been part of the estate of Ballard Coombe.
It is a delightful home which was meticulously refurbished six
years ago to a very high standard with great attention to detail
throughout. The property also offers two/three reception rooms, a
kitchen/breakfast room, utility room, three bathrooms and a guest
cloakroom, double glazing throughout, air-conditioning and a well-
stocked, easily manageable rear garden. The property occupies a
commanding position at the corner of Warren Road and Ballard
Close and is flanked to the east with beautiful hand-made wrought
iron gates and railings enclosing a private forecourt. Red Lodge
is approached via a paved Indian stone terrace, to an oak front
door, inset within a stone surround, overhead light and original
mullioned side windows and overhead light.

LoCaTIon
ballard Close and Warren Road are tree lined avenues and are conveniently
located close to Kingston and new Malden town Centres with their excellent
shopping facilities, as is the a3 trunk road offering fast access to central London
and both Gatwick and Heathrow airports via the M25 motorway network. The
nearest train stations at norbiton and new Malden are within walking distance
and provide frequent services to Waterloo (25 minutes approximately) with its
underground links to points throughout the city. The immediate area offers a wide
range of recreational facilities including three golf courses, tennis and squash
clubs. Richmond Park which is within easy access from the pedestrian gate at
Ladderstile Ride is an area of outstanding beauty, and provides a picturesque
setting in which to picnic, go horse riding, jogging or just take a leisurely walk.
Theatres at Wimbledon and Richmond are also popular alternatives to the West
End together with an excellent choice of restaurants. There are also numerous
schools for all ages, private, state and a variety of international educational
establishments all within the immediate vicinity.

aCCoMMoDaTIon CoMPRISES
Entrance Hall | Drawing Room | Dining Room | Study/bedroom 5 | Kitchen/
breakfast Room | Utility Room | Guest Cloakroom | Four bedrooms | Three
bathrooms (Two En suite)

aMEnITIES InCLUDE
Landscaped Rear Garden | Double Width Garage | Gas Fired Central Heating
& Hot Water | Fully air Conditioned except for Dining Room & Entrance Hall
Wiring for Hi-Fi throughout the house | Two incoming telephone lines
Extensive boarded Loft | High capacity pump assisted water cylinder | Water
softening & purification system | Red Care GSM monitored alarm System
automated garden irrigation & rainwater collection | Maintenance free covered
gutters | Gated Forecourt Parking

THE PRoPERTY
The property is via a paved Indian stone terrace, to an oak front door, inset within
a stone surround, overhead light and original mullioned side windows and
overhead light.
THE aCCoMMoDaTIon IS aRRanGED aS FoLLoWS
Entrance Hall: 18’10’’ x 9’7’’ (5.75m x 2.92m) Travertine stone flooring, ornate
Victorian cornicing and ceiling rose, wall light, an encased radiator panels with
thermostat valve, two windows to the front, under-stair cupboard enclosing utilities.
Leading through archway into inner lobby with hanging space and access to
utility room, kitchen and cloakroom.

Drawing Room: 23’2’’ x 14’ (7.07m x 4.27m) approached from Entrance Hall via
double oak glazed doors, two ornate Victorian ceiling roses and ornate acanthus
leaf coving, two encased radiator panels one housing an air conditioning unit and
the other a thermostatically controlled radiator with built-in shelving above, hand-
carved stone fireplace with stone hearth and base, wall light, surround sound
wiring, TV point, 5 amp lighting circuit, glazed French doors to rear garden.

Guest Cloakroom: White suite comprising low level WC and pedestal wash hand
basin in a wall recess with separate taps and wall mounted shelf above. Travertine
tiled floor and half tiled walls, ornate Victorian cornicing, recessed low voltage
lights, ladder rack heated towel rail.
Dining Room: 15’10’’ x 12’1’’ (4.83m x 3.68m) Double aspect views to the front and
side, pine fireplace with cast iron hearth and marble base, encased radiator panel,
ornate Victorian cornicing, four wall lights.

Study/bedroom 5: 12’6’’ x 12’ (3.80m x 3.65m) Double aspect with views to the
front and into the bay window, ornate Victorian ceiling rose and cornicing, three
encased radiator panels, Phone and TV point, pine fireplace surround with cast
iron hearth and marble base. Door to...
En suite Dressing Room: 8’2’’ x 8’2’’ (2.50m x 2.50m) Views to Warren Road, encased
radiator panel, one single and one double built-in cupboard, door to…
En-suite Shower Room: White suite comprising low level WC, pedestal wash
hand basin with mixer taps, shower cubicle with mixer taps and hand shower
attachment, glass surround and fully tiled walls, tiled floor and half tiled walls,
built-in glass-fronted medicine cabinet, ladder rack heated towel rail and recessed
low voltage lights, built-in linen closet also housing water softener.

Utility Room: 8’ 8’’ x 8’7’’ (2.65m x 2.62m) Window to the side, travertine tiled
floor, TV point, built-in tall storage cupboards, wall units enclosing central heating
boiler, and base units with butler sink inset into a laminate worktop with mixer
taps. Space and plumbing for american size washing machine and tumble dryer,
double radiator panel.

Kitchen/breakfast Room: 14’ x 12’9’’ (4.27m x 3.88m) a bespoke built range of
Maple wall and base units, with a Granite work surface incorporating a white
butler’s sink with mixer taps and waste disposal, another round sink with mixer
taps and waste disposal. Integrated appliances include a large Rangemaster oven
with a four ring gas hob, a wok hob/griddle, grill and two ovens with extractor
fan above, water purifier, dishwasher and admiral american fridge/freezer with
icemaker supplied with purified water. Travertine tiled floor, encased radiator panel,
views to the rear garden, recessed low voltage lights, two TV points.

Easy rising hand-carved oak staircase to…

First Floor
Galleried Landing: 18’10’’ x 9’7’’ (5.7m x 2.92m) Galleried with hand-carved
oak balustrade and handrail. Views to ballard Close, ornate Victorian cornicing,
encased radiator panel, wall lights.

Master bedroom: 17’6’’ x 13’10’’ (5.35m x 4.22m) Views to rear garden, two encased
radiator panels, TV point, 5 amp lighting circuit, power points, door to…
En-suite Dressing Room: built-in cupboards, recessed spotlights, loft access,
archway to…
En suite bathroom: White suite comprising tiled panelled bath with brass dual
taps and recessed wall mounted mirror above, fully tiled large shower cubicle
with mixer taps and glass surround, low level WC, pedestal wash basin with brass
separate taps, ladder rack heated towel rail, tiled floor with under floor heating and
half tiled walls, recessed low voltage lights, two Velux windows.
                                                                                                                                                                                                                                                            Approximate Internal Area
                                                                                                                                                                                                                                                                  2,540ft2 / 236m2
                                                                                                                                                                                                                                                            plus Garage 310ft2 / 28.8m2




bedroom Two: 16’5’’ x 14’1’’ (5m x 4.30m) Views to rear garden, encased       the borders, external power points. Side door to garage.
radiator panel, recessed mirror, TV point, 5 amp lighting circuit, access
to loft.                                                                      Garage: 19’6” x 15’10” (5.95m x 4.85m) approximately. Remote control
                                                                              operated Hormann door under warranty until 2012, water tank and
Family bathroom: built-in cupboard housing Manco foam lagged hot              control for irrigation system. Door to rear garden, power points. In front
water cylinder, with immersion heater. White suite comprising corner          of the garage is a walled and gated forecourt with wrought Iron railings
jacuzzi with chrome dual taps, low level WC, pedestal wash hand basin         and electronically controlled sliding gate to Warren Road, and double
with chrome separate taps, fully tiled shower cubicle with glass surround,    gates into ballard Close.
chrome ladder rack heated towel rail, ceramic tiled floor with under floor
heating and half tiled walls, recessed low voltage lights, Velux window,      Plans have been made for a second floor extension including sixth
encased radiator panel.                                                       bedroom/family room, sauna and wet room, and a ground floor
                                                                              conservatory including a cellar with natural lighting with access to
bedroom Three: 12’9’’ x 12’0’’ (3.90m x 3.81m) Views to front, encased        kitchen and drawing room and garage – subject to the usual planning
radiator panel, TV point and access to loft.                                  consents.

bedroom Four: 13’2’’ x 12’4’’ (4m x 3.70m) Views to front, encased radiator   TERMS
panel, Phone and TV point.                                                    TEnURE Freehold
                                                                              GUIDE PRICE £1,495,000 SUbjECT To ConTRaCT
outside                                                                       LoCaL aUTHoRITY The Royal borough of Kingston upon Thames
Rear Garden: 55’ x 55’ (16.80m x 16.80m) (at maximum length and               CoUnCIL Tax banDInG H £3,324.06
width). South facing, elevated paved terrace with wall lights, approached     ESTaTE annUaL FRonTaGE CHaRGE £374.91 end june 2009
                                                                                                                                                           NOTE: No warranty is given concerning this property, its fittings, equipment or appliances as they have not been tested by the Vendors Sole Agents. Measurements are approximate and no responsibility is taken for any error, or mis-
from Drawing Room, mainly laid to lawn with mature trees and shrubs to                                                                                     statement in these particulars which do not constitute an offer or contract. No representation or warranty whatever is made or given either during negotiations, in particular or elsewhere. No part of this publication may be reproduced in
                                                                                                                                                           any form without prior written permission of Coombe Residential Ltd. All rights reserved.
 Energy Performance Certificate 

Red Lodge                                                                  Dwelling type:       Detached house
Warren Road                                                                Date of assessment: 1 April 2010
KINGSTON UPON THAMES                                                       Date of certificate: 01­Apr­2010
KT2 7HN                                                                    Reference number: 8600­4497­8429­0006­2403
                                                                           Type of assessment: RdSAP, existing dwelling
                                                                           Total floor area:    264 m²
This home's performance is rated in terms of the energy use per square metre of floor area, energy efficiency based on 
fuel costs and environmental impact based on carbon dioxide (CO²) emissions.  

Energy Efficiency Rating                                                                 Environmental Impact (CO²) Rating
                                                       Current Potential                                                                         Current Potential
Very energy efficient ­ lower running costs                                             Very environmentally friendly ­ lower CO  emissions 
                                                                                                                                ²




Not energy efficient ­ higher running costs                                             Not environmentally friendly ­ higher CO  emissions 
                                                                                                                                ²
                                                EU Directive                                                                              EU Directive
 England & Wales                                2002/91/EC                               England & Wales                                  2002/91/EC
The energy efficiency rating is a measure of the                                        The environmental impact rating is a measure of a 
overall efficiency of a home. The higher the rating,                                    home's impact on the environment in terms of carbon
the more energy efficient the home is and the lower                                     dioxide (CO ) emissions. The higher the rating, the 
the fuel bills are likely to be.                                                        less impact it has on the environment. 



  Estimated energy use, carbon dioxide (CO²) emissions and fuel costs of this home

                                                                                  Current                                            Potential
 Energy use                                                                321 kWh/m² per year                                 281 kWh/m² per year
 Carbon dioxide emissions                                                   16 tonnes per year                                  15 tonnes per year 
 Lighting                                                                     £286 per year                                       £143 per year 
 Heating                                                                      £2014 per year                                      £1862 per year 
 Hot water                                                                    £219 per year                                       £188 per year 

The figures in the table above have been provided to enable prospective buyers and tenants to compare the fuel costs and
carbon emissions of one home with another. To enable this comparison the figures have been calculated using 
standardised running conditions (heating periods, room temperature, etc.) that are the same for all homes, consequently 
they are unlikely to match an occupier's actual fuel bills and carbon emissions in practice. The figures do not include the 
impacts of the fuels used for cooking or running appliances, such as TV, fridge etc.; nor do they reflect the costs 
associated with service, maintenance or safety inspections. Always check the certificate date because fuel prices can 
change over time and energy saving recommendations will evolve.

To see how this home can achieve its potential rating please see the recommended measures.

                                 Remember to look for the energy saving recommended logo when buying energy­efficient products. It's a 
                                 quick and easy way to identify the most energy­efficient products on the market.

                                 This EPC and recommendations report may be given to the Energy Saving Trust to provide you with 
                                 information on improving your dwelling’s energy performance. 




                                               +44 (0)20 8947 9393
                                               www.coomberesidential.com
                                               259 coombe lane wimbledon london sw20 0rh

				
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