Warboys Crescent, Highams Park, London. E4

Guide price

Bedrooms: 3
A much favoured Crescent turning not far from the Village & Station!

With such convenience for local amenities, this good looking property makes an ideal family home! The internal ground floor layout has been enhanced by a small kitchen extension which has allowed space for a cloakroom wc. Whilst the two traditional reception rooms have been 'open planned' making a very big lounge dining room space. The first floor offers 3 good size bedrooms together with a shower room wc. The landing area affords plenty of turning space to create an access for a potential loft room extension - subject of course to relevant planning being granted. Outside, to the front, a hard standing provides useful 'off road' parking, and the shared side drive serves a 'deep' double length garage combined workshop - a space which might convert to a 'Home office' perhaps!

The local Highams Park overground station takes you to London Liverpool St. In about 20 minutes and connects to Walthamstow Central/Victoria Line. Viewings can be arranged only through McRae's Property Services - call the team!


The property is set back from the Crescent is approached across a hard standing with a shaped path leading to a double glazed and panel entrance door, Opening to a:

Reception Porch (3' 0" x 9' 04" or 0.91m x 2.84m)

Double glazed casements either side of the entrance door, wall light point, wood panelled entrance door with a "Bullseye" glazed inset, glazed side and top casements. Opening to:

Reception Hall (14' 08" x 5' 07" Max or 4.47m x 1.70m Max)

A nice size with stairs rising to first floor accommodation, radiator to one side, power points on two sides, useful understairs meter/storage cupboard, a further cloaks cupboard which has a shelf and hanging rails and top box storage above. Multi pane door provides access to the main reception room, sliding door to the kitchen and door to:

Cloakroom (4' 07" x 2' 08" or 1.40m x 0.81m)

Modern suite with a low flush wc, corner wash hand basin with mixer tap, ceramic tiled walls, radiator, double glazed window to side elevation.

Lounge Dining Room (26' 03" x 13' 04" Max x 11' 5" or 8.00m x 4.06m Max x 3.48m Min)

A large open plan family space, which could easily be divided if required.

Lounge Area

A wide bay to the front elevation having double glazed windows with leaded light style tops and a shaped radiator beneath, power points, stone fireplace with a polished wood mantel top and raised hearth either side. 4 wall light points, ceiling coving, open plan to:

Dining Area

To the rear elevation there are double glazed sliding patio doors giving access to the lean to conservatory, power points, double radiator to one side, built in small leaded light style glazed display cabinet as a recessed feature, ceiling coving.

Kitchen (15' 01" x 6' 03" Min x 6' 6" M or 4.60m x 1.91m Min x 1.98m Max)

Nicely arranged with modern fitted units in a matching design, comprises wall cupboards on two sides incorporating a glazed display cabinet, plenty of worktop surfaces with drawers and cupboards beneath, an integrated 4 burner hob, double oven in an adjacent housing, part ceramic tiled walls, numerous power points, double bowl sink unit to the rear elevation beneath a double glazed replacement window with an outlook over the garden. Plumbing/provision for automatic washing machine, wall mounted Worcester gas boiler serving central heating and domestic hot water supply, suspended ceiling with stripped lighting concealed, double glazed window to side elevation providing further natural light. Glazed door opening to:

Lean-To Conservatory/Sun Room (8' 07" x 10' 01" or 2.62m x 3.07m)

Power points, double glazed window and double glazed double doors to the rear elevation open directly on to the patio terrace and garden, two wall light points.

First Floor Accommodation

Landing (9' 07" x 6' 09" Max or 2.92m x 2.06m Max)

A well lit landing area having a large double glazed replacement window to the side elevation, each bedroom and bathroom leads off and here there is a large hatch to the loft space (which we understand has been part boarded and also includes a roof window)

Bedroom 1 (14' 06" x 11' 09" Max or 4.42m x 3.58m Max)

A large spacious main bedroom with a good depth, a bay to the front elevation having leaded light style tops! The outlook is pleasant and on to the Crescent and to one side there is a range of floor to ceiling fitted wardrobes, an inset vanity dresser with an arched recess with fitted mirror and drawers beneath. Radiator, power points

Bedroom 2 (11' 08" x 11' 03" or 3.56m x 3.43m)

This is to the rear of the property and has a large double glazed replacement window to the rear elevation with a westerly aspect across gardens, radiator, power points, an arrangement of fitted wardrobe cupboards with double bed recess having power points either side and a range of top box storage, ceiling coving.

Bedroom 3 (8' 08" x 7' 04" or 2.64m x 2.24m)

Again, nicely fitted with floor to ceiling wardrobes, a vanity dresser, recess mirror, drawer beneath, Oriel style bay to the front elevation with double glazed replacement window and leaded light style tops, radiator beneath, power points.

Bathroom (7' 03" x 7' 08" Max or 2.21m x 2.34m Max)

Currently fitted for disabled access having a shower enclosure with a fitted electric shower, part ceramic tiled walls, pedestal with wash hand basin and twin taps, low flush wc, radiator, suspended ceiling with concealed lighting, airing cupboard with a lagged hot water tank and further cupboard above, double glazed replacement window to the rear elevation.


Garage (27' 04" x 8' 05" Max x 8' 1" M or 8.33m x 2.57m Max x 2.46m Min)

Approached from a shared drive access with double doors, the garage is an excellent facility! Utilised previously as a large workshop, there is power and light connected (not tested). Windows to the side and rear including a door opening up on to the patio rear garden.

Rear Garden

A landscaped rear garden benefits the property, West facing so catching the afternoon sun, and including a really spacious flagstone patio style terrace edged with raised shrub borders to either side and brick pavias leading to a shaped lawn with a further arrangement to the boundaries of numerous established shrubs, service door to the garage, exterior lighting, a door to side leads to the shared drive and a pathway leads to the rear boundary where there are two large garden storage sheds.

Front Garden

There is a low level stone wall to the front boundary, wrought iron entrance gate and shaped pathway leads to the house and to one side a dropped kerb from the road leads on to the shared drive and then on to a vehicle hard standing to the front of the property.

02034 417849

McRae's Property Service

18 The Avenue, Highams Park, London, E4 9LD

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