306 PATRICK WAY Royersford, PA 19468

306 Patrick "WAY to MY HEART"! This tastefully renovated autumn listing in Abbey Downs, Spring-Ford School District is an opportunity just in time to "Fall" in love and be "Home for the Holiday's". This 3 Bedroom, 2.5 bath, colonial home is nestled in the inner circle of Abbey Downs. It is walkable to local Brooke Elementary, convenient to Royersford Boro, local commercial amenities, and has always been known as a wonderful community to be a part of. The house has been updated with Vinyl Plank Floor throughout both the main floor and second floor of the home. The amazing hosting opportunities begin in the kitchen/family room combo featuring quartz countertops, crisp white cabinetry, a breakfast island that brings people together, coffee bar, upgraded light fixtures/hardware, new stainless appliances, gas fireplace, and expands to a serine deck setting/fenced yard off the kitchen. The vaulted ceiling and functional layout of the kitchen renovation will bring out the host/hostess in you. A formal dining room and sitting rooms are situated in the front of the home on the main floor. You can see opportunity in these more traditional spaces to create a work space or other recreational/hobby rooms through the mostly finished basement footprint. Upstairs offers three significant bedrooms with the mentioned vinyl flooring throughout. The primary bedroom is abundant with space for a king bed and bedroom furniture while featuring a large walk-in closet, transitional space for getting ready, and a tastefully renovated primary bathroom. The upgraded vanity, step-in shower, and shiplap wall greet you as you enter. The full hall bathroom supports the adjacent two spacious bedrooms and also features upgraded double sink vanity, lighting fixtures, and tub shower. The basement is the featured value/add space to this Abbey Downs classic allowing you to make this forgotten space an expansion to the already well situated home decor and layout. Step outside to appreciate your fenced in and manageable yard while valuing the garage space for a workshop, storage, or car/toy. Conveniently located minutes from Rt 422, 724, 23, Spring-Ford's main campus, and so much more. Let this Abbey Downs Classic be your future today!