36 Manchester Road, Burnley, BB11 1HJ | 01282 415057 
42 Burnley Road, Padiham, BB12 8BN | 01282 778434 


FOR SALE Offers in the Region of £249,950

3 Beds
Simpsons Wharf, Hapton BB12 7NB
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MODERN SEMI-DETACHED HOME / COMPLETED TO A METICULOUS STANDARD / EXCLUSIVE WATERSIDE DEVELOPMENT / The realisation of the vision by a local builder to create an exclusive development of attractive homes, affording accommodation over three floors and a panoramic open outlook to the rear.

One of only a handful of carefully crafted properties on the exclusive Simpsons Wharf on the site of the former boatyard. Born from the vision of a local builder and completed circa 2018, realising the vision to create a waterside community close to the heart of Hapton village. Affording a truly-panoramic, unblemished outlook over Hapton Moor and towards Pendle Hill dominating a distant skyline, reflected within the silent waterside of the Leeds Liverpool Canal to the foreground. Ideally placed within a few minutes’ drive of the surrounding towns of Burnley, Padiham and Accrington, with regular mainline bus routes from nearby Manchester Road; and only a few minutes by car from access onto the M65 and A56 motorways, promoting complete freedom throughout the Northwest region.

An attractive semi-detached home, completed to the meticulous standards of the local builder, affording well-planned accommodation over three-floors. Boasting an enviable panoramic outlook, the property benefits from the usual modern comforts installed throughout versatile reception spaces which open onto private gardens with vast sliding glazed doors and elevated balconies. There is a quality feel to the luxury bathrooms, ensuite and breakfast kitchen, itself with a host of quality integrated appliances. There are communal landscaped gardens to the front with chipped-bark beds and sapling trees which lead to a private driveway, whilst and attractive rear garden eventually succumbs to lap the water’s edge. The property is subject to a 10-year NHBC certificate for peace of mind and an early appointment to view is highly recommended.

Briefly Comprising:- Reception Hallway, Fabulous Open Reception Space and Breakfast Kitchen opening into the rear garden, Two-Piece Cloakroom, THREE BEDROOMS with En Suite to Master, Luxury House Bathroom, Tarmacadam Driveway for two vehicles, Private Rear Garden with Enviable Waterside Outlook. VIEWING ESSENTIAL TO APPRECIATE.

The Accommodation Afforded is as follows:-

Modern Composite Entrance Door

Having frosted double glazed centre panel and opening into:-

Reception Hallway

Stairs with spindle balustrade and polished wood hand rail ascending to the first floor level, spindle balustrade with polished wood hand rail and stairs descending to the lower ground floor level. Attractive oak-panelled doors leading from landing and opening into:-

Bedroom One

12’08” x 12’03”Comprehensive range of modern fitted wardrobes with gloss-panelled doors, inset spot lighting to ceiling, radiator. UPVC framed double glazed sliding patio style doors opening onto an elevated balcony with composite wood-effect floor and stainless steel / glazed balustrade boasting an enviable panoramic open outlook to the rear elevation.

Bedroom Three / Study

10’03” x 8’05”Inbuilt meter cupboard, radiator. UPVC framed double glazed window to the front elevation.

House Bathroom

Three piece luxury white suite incorporating tiled panelled bath with chrome mixer rains shower fittings, tiled area and glazed screen over, wash basin set into modern vanity-style unit and cantilever low-level WC with concealed cistern tank, fully tiled walls with mirrored recess, tiled floor area, anthracite heated towel rail, inset spot lighting to ceiling with extractor. UPVC framed frosted double glazed window.

Lower Ground Floor Level

Reception Room One

19’08” x 15’0”Boasting an enviable panoramic open outlook to the rear with canal waterside to the foreground. UPVC framed double glazed sliding patio-style doors leading into the rear garden, stairs with spindle balustrade and polished wood handrail ascending to the ground floor level, radiator, inset spot lighting to ceiling, UPVC framed double glazed window to the side elevation. Large opening with breakfast bar through into:-

Modern Breakfast Kitchen

15’05” x 9’09”1 ½ bowl composite sink unit and drainer with cupboards under, comprehensive range of modern wall, base and tall units incorporating a host of quality integrated appliances including stainless steel oven / grill, combination microwave oven/ four ring induction hob with concealed extractor hood over, dishwasher and washing machine, co-ordinating worktops extending to provide breakfast bar with concealed illumination, tiled floor area with under floor heating. Modern composite stable-style door with double glazed centre panel leading into side utility porch. Oak-wood panelled door to:-

Two Piece Cloakroom

Two piece modern white suite incorporating wash hand basin set into vanity style unit and cantilever low-level WC with concealed cistern tank, tiled floor and half-tiled walls, extractor.

First Floor Level

Attractive oak-panelled door to:-

Master Bedroom

17’05” x 11’07”into UPVC framed double glazed window affording a panoramic open outlook to the rear. Inset spot lighting to ceiling, radiator, access to eaves storage area. Oak-panelled door opening to:-

En Suite Shower Room

Three piece modern white suite incorporating wash basin set into vanity-style unit, cantilever low level WC with concealed cistern and step in shower tray with chrome mixer rain-shower fittings, tiled area and glazed screen over, fully tiled walls and floor, anthracite heated towel rail, inset spot lighting to ceiling with extractor. Sealed unit double glazed Velux-style window.


Twin tarmacadam driveway providing off-road parking to the front elevation with low-maintenance garden border. Private access onto this exclusive development with fenced perimeter and communal low-maintenance chipped-bark landscaping and tree lined borders. To the rear of the property is a tiered private garden plot offering an opportunity to appreciate the spectacular outlook at the rear with gravelled beds and artificial lawns and paved steps / walkway descending to a decked waterside mooring. Access also across the rear of the neighbouring property.

Services :               

Mains supplies of gas, water and electricity.

Viewing :              

By appointment with our Burnley office on [01282] 415057.

Further information supplied by the Vendor:-

The Vendor has supplied the following further information.  As we have not conclusively verified the same it has been excluded from the Property Details and in no way forms part of any statement or description made by us in the course of our Estate Agency business or by anyone other than the Seller of the Property.  This warning is necessary because of the provisions of theProperty Misdescriptions Act 1991:-

The gas fired central heating system is in working order.