318 Patrick Way, Royersford, PA 19468

Home with a warm heart in desirable ABBEY DOWNS! Active, fun neighborhood close to schools. NO HOA. Welcome home to one of the largest models at 2446 sq ft. Great curb appeal with beautiful trees in the front, walk onto the hardwood in the foyer, to the left is a charming living room with hardwood floor, crown molding, and a delightful entertainment built-in. To the right, a nice-sized dining room with hardwood, a modern chandelier, chair rail, and crown molding. Eat in kitchen is a friendly room that invites you to meals, with white cabinetry, butcher block countertop, tile backsplash, brand new oven will be installed this coming week! Built-in microwave, newer stainless refrigerator with french doors. Eat-in area is light and bright with a ceiling fan and sliding door to the patio. Warm family room is big and cozy all at the same time, Enjoy the ambiance of the wood-burning fireplace with slate surround and wood mantel. Family room also has recessed lighting, hardwood floors, and an eye-catching glass-paneled wall. 1st-floor laundry makes doing laundry a snap, this mudroom/laundry room also has a tile floor, closet, and powder room. Stairs and hall have new carpet. Primary bedroom is an oasis from a busy house with its own sitting room to unwind, read a book. Bedroom is spacious with a walk-in closet, dressing area with a mirrored vanity, and ensuite bathroom. 2nd bedroom is fantastic, it will be in high demand with a double closet and space galore! additional 3rd and 4th bedrooms plus hall bath with extra-large vanity, linen closet, and tub. Unfinished basement has high ceilings begging to be finished. Natural gas heat provides clean, economical comfort with a modern efficient heating system. 2 car garage with garage door openers, and an extra work area!! Spacious grounds where pets are welcome with the PVC privacy fence. Check out this huge cement patio, entertain friends and family with barbeques and plenty of yard space that is so private.