Kiln Lane, Eccleston, St. Helens, Merseyside, WA10

Welcome to Kiln Lane, where this traditional semi-detached home combines an established family-friendly layout with the opportunity to make your own mark. The ground floor gives you two separate reception rooms, including a bright bay-fronted lounge and a dedicated dining room, while the kitchen provides plenty of workspace alongside room for informal everyday dining.

-[ABOUT YOUR NEW HOME]-

Your new home on Kiln Lane greets you with a welcoming, familiar red-brick frontage, with the bay windows immediately giving it some character from the street. A brick boundary separates the front garden from the pavement, while the driveway leads you towards the entrance. There is lawn and established planting around the frontage, with the wider corner position giving the plot more outdoor space than you might initially expect.

Once inside, you arrive in a long entrance hallway that provides a clear route through the ground floor. The staircase rises along one side, leaving the two main reception rooms arranged separately from one another and the extended kitchen positioned beyond.

At the front is the main lounge, and the bay window is a real asset here. It projects beyond the main footprint of the room and brings plenty of daylight into the seating area, while also creating a natural place for a bench, occasional furniture or simply a little extra breathing room around your main furniture.

Continue along the hallway and the second reception room sits towards the rear. Currently arranged as a dining room, it is large enough for a full dining table and accompanying furniture, with another broad bay window bringing natural light into the room and a fireplace providing its own focal point.

That separation gives you options. You can retain a dedicated dining room and keep mealtimes away from the lounge, or rethink the room as another sitting area, children's playroom or more informal family space. If working from home is part of your routine, there is also enough room to create a substantial office without sacrificing one of the bedrooms upstairs.

The kitchen occupies the rear section of the house. Cabinetry and work surfaces extend around several sides of the room, providing plenty of preparation and storage space. 

The sink is positioned beneath the window and you'll find space for appliances including your washing machine. The arrangement also leaves room for a table, so breakfast, a quick lunch or a cup of coffee does not necessarily require setting up the separate dining room.

You'll also benefit from the added convenience of a well-placed understairs W/C, providing a practical and easily accessible facility. It's a thoughtful addition that's sure to prove particularly handy in the hustle and bustle of a busy household, helping to make everyday living that little bit easier while also keeping the main bathroom free when you have visitors.

Head upstairs and three bedrooms are arranged around the landing alongside the family bathroom. 

The master bedroom benefits from the bay window at the front, echoing the shape of the lounge below and adding useful extra space around the window. There is room for a double bed alongside wardrobes, drawers and other freestanding furniture, so you are not forced to choose between a substantial bed and practical bedroom storage.

The second bedroom is another comfortable double. Its broad window brings plenty of daylight into the room, and there is enough wall space around the bed for wardrobes and bedside furniture. If you have children, guests or adults who each want a genuinely usable bedroom, having two larger rooms makes the first floor considerably more flexible.

Bedroom three is more compact and naturally lends itself to a single bedroom, nursery or dedicated home office. If you do not need all three rooms for sleeping, it gives you somewhere to keep a desk and working equipment permanently set up rather than allowing work to spill into the dining room or lounge.

The family bathroom completes the first floor. It currently contains a bath with shower attachment, wash basin and WC, with tiling around the bathing area and a window providing natural light and ventilation. Like parts of the kitchen, the existing suite gives you scope to update the room around your own taste in the future.

Heading outside, you'll find the corner plot becomes particularly noticeable. The rear garden extends well beyond the immediate back of the house, giving you a substantial lawn surrounded by mature hedging. Rather than feeling dominated by hard landscaping, most of the garden remains green and open, giving children or pets plenty of room while still leaving space to create dedicated seating areas.

A pathway runs through the garden, and an existing garage sits near the boundary, while the mature greenery provides a softer backdrop than fencing alone. For those who enjoy gardening, there is plenty of room to introduce planting beds, borders or additional landscaping. Equally, you could retain a large area of lawn and create a patio or outdoor dining space closer to the house.

Beyond the rear gate, you'll find convenient access to the garage from the side road, offering plenty of useful storage space as well as additional off-road parking.

-[LIVING ON KILN LANE]-

Situated on the sought-after Kiln Lane in Eccleston, this location offers a wonderful community feel while remaining well-connected to the surrounding areas.

A range of local amenities, shops, leisure facilities and well-regarded schools are all within easy reach, making the area particularly appealing to families.

Windle Island is just a short drive away, providing convenient access to the A580 and onward connections towards Ashton-in-Makerfield, Leigh and Manchester to the east, with Liverpool to the west.

Combining a desirable residential setting with excellent amenities, schools and transport links, Kiln Lane offers a convenient and well-connected place to call home.

-[MATERIAL INFORMATION]-

Tenure Type: Freehold

Annual Service Charge Amount: If applicable only

Council Tax Band: C

Construction Type: Standard

Sources of Heating: Gas 

Sources of Electricity supply: Mains 

Sources of Water Supply: Mains 

Primary Arrangement for Sewerage: Mains 

Broadband Connection: up to 10000 mbps

Mobile Signal/Coverage: Signal Strength (0-4) EE:4 Three:3 O2:3 Vodafone:3

Parking: Driveway 

Building Safety: Not assessed 

Listed Property: No

Restrictions: No

Private Rights of Way: No

Public Rights of Way: No

Flooded in Last 5 Years: No

Sources of Risk: None

Flood Defences: N/A

Planning Permission/Development Proposals: No

Entrance Location: Front 

Accessibility Measures: None in place 

Located on a Coalfield: Yes

Other Mining Related Activities: No

-[IMPORTANT DISCLAIMER]-

Please note: We strive to ensure that the details included (for example: description, dimensions, floorplan, photographs) within our property listings are accurate, but should all be taken as a general guide only. Any potential buyers are responsible for carrying out their own due diligence and investigations on the property they are interested in purchasing. The condition and working order of any items within the property such as appliances have not been tested. We recommend any interested parties arrange or conduct their own checks on the property to satisfy their own requirements. 

Property fixtures and fittings have not been tested and are the responsibility of the buyer. Any fixtures and fittings within the property are to be agreed with the seller and it should not be assumed that any items will be left behind. Room sizes should not be relied on to purchase furniture or floor coverings. In some cases, we digitally stage properties for marketing purposes.

We are required by law to conduct anti-money laundering checks on all individuals and companies who go on to buy a property from us. Our partner, iamproperty, will carry out these checks on our behalf. The non-refundable cost is £30 inc. VAT per person. These charges cover the cost of obtaining relevant data, any manual checks and monitoring which might be required. Only once these checks have been completed will we issue the Memorandum of Sale.

Additional Information:

• Council Tax: Band C
• Tenure Type: Freehold