For Sale
£285,000 Guide Price

Dolphin Yard, East Street, Ware

**STAMP DUTY EXEMPT** A beautifully presented and spacious top floor apartment perfectly positioned in the heart of Ware town centre. This delightful property comprises a spacious lounge/diner, refitted kitchen, two bedrooms and family bathroom. Walking distance to local shops, amenities and Ware BR train station.
2 Bedrooms
1 Receptions
1 Bathrooms
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Full Details

VIEWINGS - COVID-19
Viewings on properties are now allowed to commence. As an agent we take the responsibility of the health of our clients and viewers extremely seriously. Therefore we have measures in place to conduct this in a safe and sensible manner. We will ask our home owners to be out or in the garden. We will ask for no contact on arrival, but we will greet you with our usual smile as we put on our face masks. We will provide you with a face mask also, along with protective gloves. We will keep a safe distance but be there to answer any questions you may have. If you have had any symptoms of the Coronavirus, we ask you to wait 14 days before joining us on a viewing. We look forward to meeting you!

Ensum Brown are thrilled to offer this beautifully presented and spacious top floor apartment perfectly positioned in the heart of Ware town centre. This delightful property comprises a spacious lounge/diner, refitted kitchen, two bedrooms and family bathroom. Walking distance to local shops, amenities and Ware BR train station. Internal viewing highly recommended.

MAIN SECURITY ENTRANCE DOOR TO:

COMMUNAL HALLWAY Communal staircase leading up to all floors.

ENTRANCE HALL 20' 0" (6.10m) Solid wood front door. Large reception hallway split on two levels. Skylight/velux window. Wall-mounted electric heater. Large walk-in storage cupboard. Two separate loft access points. Airing cupboard with hot water tank and power, fuse box. Luxury vinyl floor tiles. Doors to:

LOUNGE/DINING ROOM 16' 2" x 14' 7" (4.93m x 4.45m) A lovely bright and spacious L-shaped reception room with TV point, power points and telephone point, space for dining table and chairs. Wall mounted electric heater. Coving to ceiling. Luxury vinyl floor tiles. UPVC double glazed window and single door leading out to balcony (providing a fabulous outlook across the rear communal area and the rooftops of the historic Bluecoat Yard development). Open to:

KITCHEN 8' 0" x 7' 3" (2.44m x 2.21m) Comprising a matching range of white wall and base units comprising rolled edge work top surfaces over, single drainer sink unit with mixer tap, tiled to splashback arears, integrated electric oven and hob with extractor hood over. Space and plumbing for washing machine, space for fridge/freezer, power points. Tiled flooring. Coving to ceiling. UPVC double glazed window to side aspect with views over the communal gardens.

MASTER BEDROOM 12' 0" x 8' 7" (3.66m x 2.64m) Generous main bedroom with space for wardrobes. Wall-mounted electric heather, power points. Coving to ceiling. Luxury vinyl floor tiles. UPVC double glazed window to side aspect.

BEDROOM TWO 8' 7" x 6' 7" (2.64m x 2.01m) Space for wardrobes. Wall-mounted electric heater, power points. Coving to ceiling. Luxury vinyl floor tiles. UPVC double glazed window to side aspect.

FAMILY BATHROOM 6' 11" x 6' 2" (2.11m x 1.88m) Spacious refitted white suite comprising a panel-enclosed bath with mixer tap and hand shower over, pedestal wash hand basin, low level flush WC. Tiled splashbacks. Tiled flooring. Heated towel rail. UPVC double glazed window to side aspect.

BALCONY Providing lovely views over the communal garden and rooftop views over the historic Bluecoat Yard development.

OUTSIDE The property is situated within a courtyard location in the heart of the town centre. There is access via a private doorway to a lovely walled communal garden that provides an excellent degree of seclusion for the residents.

ALLOCATED PARKING The property benefits from an undercover allocated parking space directly below the property.

LOCATION - WARE
The beautiful market town of Ware, Hertfordshire, is one of the oldest continuously occupied sites in Europe, dating back to the Mesolithic period, around 4000BC. Today, Ware is a bustling market and riverside town with a population of around 19,000.

Ware is located off the A10, with the popular town of Hertford just 3 miles up the road. The town is one of the areas most popular and you really do have the best of both worlds, surrounded by the beautiful Hertfordshire countryside, but well connected to London. If you are a commuter or just like to have regular day trips to London you are just 20 miles away by car and with very easy access by Ware train station to London Liverpool Street (approx. 45 mins) or if you prefer from Hertford East station to Liverpool street (approx. 49 mins) or Hertford North Finsbury Park/Kings Cross (approx. 35 mins).

Unlike many towns, Ware has a bustling high street and very much has a social 'café' culture. There is a superb combination of national and local independent stores, restaurants and bars. Of course, there are also all the other amenities anyone could need in the town including a library, doctors, dentists, superstores as well as having Hanbury Manor Hotel and golf course and East Herts golf course just down the road. There are multiple parks and playing fields, Wodson Park sports and leisure centre, walks and stunning locations to sit by or be on the river Lea which runs through the town and surrounding countryside.

With regards to education, you are in one of the best places in the country. You have the prestigious Presdales secondary and sixth form school for girls and Chauncy secondary and sixth form. Of course there are also multiple nursery's and well regarded primary schools.

If you don't live in Ware already, then look no further for your next home!

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