22 Grouse Lane, West Yarmouth, MA 02673

Owner Information
Owner 1
Joseph Niemeyer
Owner 2
Debra Niemeyer
Owner's Address
22 Grouse Ln West Yarmouth, MA 02673
Market Sale Information
Most recent sale date
11/13/2020
Previous sale date
3/28/2019
Transfer document #
33465-110
Previous transfer document
31915-288
Grantor
Wayne S Alexander
Previous grantor
Constantine Sioras
Most recent sale price
$370,000.00
Previous sale price
$318,000.00
Site Information
Property ID
49-150
Lot Size
0.22
Use Code
101 - Residential, single family
Zoning
Building Style
Ranch
Number of Rooms
Stories
1
Number of Beds
3
Year Built
1968
Number of full baths
2
Condition
90
Number of half baths
Finished Area
1056
Number of Kitchen
1
Gross Living Area
2337
Number of Fireplaces
Bsmnt floot
Number of parking
Interior walls
Drywall/Sheet
Floor type
Hardwood
Solar Hot Water
No
Roof Structure
Gable/Hip
Heating type
Hot Water
Roof Cover
Asph/F Gls/Cmp
Heating fuel
Gas
Frame type
Air Condition (%)
Sidings
Wood Shingle
Assessment Information
Fiscal Year
2025
Land Value
$145,600.00
Total value
$482,900.00
Building value
$337,300.00
Estimated tax
$3,418.00
Yard improvement value
$0.00
Certified Mass Appraisal
20082009201020112012201320142015201620172018201920202021202220232024$0$100,000$200,000$300,000$400,000$500,000$600,000Total Assessment ($)ImprovementsLandBuildingTotal Assessment
Comparable Properties
Subject Property111 Grove Street10 Lake Road27 Frank Baker Road17 Frank Baker Road21 Lyman Lane53 Shallow Brook Road111 Swan Lake Road17 Taft Road10 Ginger Plum Lane447 Winslow Gray Road2 Widgeon Lane19 Ocean Avenue22 Johnson Lane12 Hidden Acres Avenue38 Wampanoag Road10 Still Brook Road25 Taft Road18 Johnson Lane18 Snow Brook Road29 Capt Besse Road111 Forest Road22 Grouse Lane116 Evergreen Street27 Harding Lane718 Willow Street38 Mcnamara Avenue32 Capt Bearse Road$0$100,000$200,000$300,000$400,000$500,000$600,000Total Assessment ($)Total Assessment
Address 22 Grouse Lane A) 10 Lake RoadB) 12 Hidden Acres AvenueC) 17 Taft RoadD) 111 Swan Lake RoadE) 2 Widgeon LaneF) 25 Taft RoadG) 447 Winslow Gray RoadH) 18 Snow Brook RoadI) 22 Johnson LaneJ) 53 Shallow Brook RoadK) 111 Forest RoadL) 27 Harding LaneM) 18 Johnson LaneN) 10 Still Brook RoadO) 32 Capt Bearse RoadP) 27 Frank Baker RoadQ) 10 Ginger Plum LaneR) 17 Frank Baker RoadS) 21 Lyman LaneT) 19 Ocean AvenueU) 111 Grove StreetV) 718 Willow StreetW) 38 Mcnamara AvenueX) 29 Capt Besse RoadY) 38 Wampanoag RoadZ) 56 Capt Lothrop Road-) 116 Evergreen Street
Photo
Plan
Map
Proximity 0.10.10.20.20.20.20.30.30.40.40.40.40.40.50.60.70.70.70.70.80.80.90.91.01.01.01.0
Last Sold 3/7/20253/19/20254/23/20254/14/20255/16/20256/9/20256/11/20256/18/20251/17/20256/18/20254/22/20255/5/20252/25/20253/20/20255/16/20251/16/20254/15/20253/14/20254/15/20252/27/20253/28/20254/1/20251/22/20251/31/20256/12/20251/22/20254/29/2025
Price $330,000$500,000$675,000$490,000$520,000$527,000$535,000$600,000$550,000$480,000$460,000$368,200$500,000$500,000$550,000$453,000$447,000$459,000$540,000$545,000$190,928$589,000$525,000$450,000$500,000$580,000$624,900
Net Living Area 8321,1911,3001,0401,1089128881,0729968161,0401,0761,1001,0041,1448648408649129368169881,2721,1539361,226960
Stories 11.251111111111111111111111111
Sale Price/sft $350.38$396.63$419.82$519.23$471.15$469.31$577.85$602.48$559.70$552.21$588.24$442.31$342.19$454.55$498.01$480.77$524.31$532.14$531.25$592.11$582.26$233.98$596.15$412.74$390.29$534.19$473.08$650.94
Style RanchRanchCape CodRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchRanchOld StyleRanchRanchRanchRanchRanch
Age 1968197119651963198619691970197019681968197119731968196819671978198119601980195219551965189019771970195519711960
Rooms 44564546
Bedrooms 3242222223232323222222322332
Full baths 2111111111111111111111121111
Half baths 1121111
Gross Living Area 2337178433452442224016932328232826472652196828282328276124282744108924761848196821441632201229902804113230981448
Heating Fuel GasGasGasGasGasGasGasGasGasGasGasGasGasGasGasGasElectricGasElectricGasGasGasGasGasGasGasGasGas
Detached Garage
Lot Size 0.220.150.220.230.270.30.230.230.20.210.320.470.230.210.270.30.220.240.20.20.280.110.250.230.260.320.260.2
Roof Cover Asph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/CmpAsph/F Gls/Cmp
AEM Value - Building $337,300.00$218,700$312,500$289,500$285,700$288,700$315,700$260,800$330,700$305,700$233,000$326,900$365,000$322,500$276,200$379,500$239,100$260,200$246,500$233,500$211,600$202,600$228,100$364,200$305,900$217,200$407,500$273,300
AEM Value - Land $145,600.00$121,800$137,500$147,900$140,800$150,000$147,900$177,500$140,800$143,200$180,700$155,200$147,900$143,200$178,900$180,000$137,500$177,800$133,000$169,000$232,400$129,900$297,000$164,300$169,600$234,300$178,500$219,100
AEM Value - Other $0.00$0$0$0$0$0$0$0$0$0$0$0$0$0$0$0$0$0$0$0$0$0$0$0$0$0$0$0
AEM Value - Total $482,900.00$340,500$450,000$437,400$426,500$438,700$463,600$438,300$471,500$448,900$413,700$482,100$512,900$465,700$455,100$559,500$376,600$438,000$379,500$402,500$444,000$332,500$525,100$528,500$475,500$451,500$586,000$492,400
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 22 Grouse Lane 11/13/2020 $370,000 0 Ranch 1,056 0.22 3 2- -
  Criteria
A 10 Lake Road 3/7/2025 $330,000 0.1 Ranch 832 0.15 2 1-
B 12 Hidden Acres Avenue 3/19/2025 $500,000 0.1 Cape Cod 1,191 0.22 4 1-
C 17 Taft Road 4/23/2025 $675,000 0.2 Ranch 1,300 0.23 2 1-
D 111 Swan Lake Road 4/14/2025 $490,000 0.2 Ranch 1,040 0.27 2 1-1
E 2 Widgeon Lane 5/16/2025 $520,000 0.2 Ranch 1,108 0.3 2 1-
F 25 Taft Road 6/9/2025 $527,000 0.2 Ranch 912 0.23 2 1-
G 447 Winslow Gray Road 6/11/2025 $535,000 0.3 Ranch 888 0.23 2 1-
H 18 Snow Brook Road 6/18/2025 $600,000 0.3 Ranch 1,072 0.2 2 1-
I 22 Johnson Lane 1/17/2025 $550,000 0.4 Ranch 996 0.21 3 1-1
J 53 Shallow Brook Road 6/18/2025 $480,000 0.4 Ranch 816 0.32 2 1-
K 111 Forest Road 4/22/2025 $460,000 0.4 Ranch 1,040 0.47 3 1-
L 27 Harding Lane 5/5/2025 $368,200 0.4 Ranch 1,076 0.23 2 1-2
M 18 Johnson Lane 2/25/2025 $500,000 0.4 Ranch 1,100 0.21 3 1-1
N 10 Still Brook Road 3/20/2025 $500,000 0.5 Ranch 1,004 0.27 2 1-
O 32 Capt Bearse Road 5/16/2025 $550,000 0.6 Ranch 1,144 0.3 3 1-1
P 27 Frank Baker Road 1/16/2025 $453,000 0.7 Ranch 864 0.22 2 1-
Q 10 Ginger Plum Lane 4/15/2025 $447,000 0.7 Ranch 840 0.24 2 1-
R 17 Frank Baker Road 3/14/2025 $459,000 0.7 Ranch 864 0.2 2 1-
S 21 Lyman Lane 4/15/2025 $540,000 0.7 Ranch 912 0.2 2 1-1
T 19 Ocean Avenue 2/27/2025 $545,000 0.8 Ranch 936 0.28 2 1-
U 111 Grove Street 3/28/2025 $190,928 0.8 Ranch 816 0.11 2 1-
V 718 Willow Street 4/1/2025 $589,000 0.9 Old Style 988 0.25 3 1-
W 38 Mcnamara Avenue 1/22/2025 $525,000 0.9 Ranch 1,272 0.23 2 2-
X 29 Capt Besse Road 1/31/2025 $450,000 1.0 Ranch 1,153 0.26 2 1-
Y 38 Wampanoag Road 6/12/2025 $500,000 1.0 Ranch 936 0.32 3 1-
Z 56 Capt Lothrop Road 1/22/2025 $580,000 1.0 Ranch 1,226 0.26 3 1-1
- 116 Evergreen Street 4/29/2025 $624,900 1.0 Ranch 960 0.2 2 1-
Averages 85 days $499,594 0.55 --- 1,011 0.24 --- ---  

Estimation of Market Value - $527,185

As of today, 06/29/2025, the estimated market value of 22 Grouse Lane, West Yarmouth considering the above 27 comparable properties is $527,185.

 

In estimating the current market value, RealtyInSite follows the sales comparison (market) approach which is an approach based on the principles of supply and demand (principle of change) and the principle of substitution. The principle of substitution assumes that a prudent person will pay no more for a property than it would cost to purchase a comparable substitute property.

 

Comparable sales data are applied to arrive at an estimate of value. By default, comparable properties are those properties located within 1 mile of the subject property that have sold within the last 6 months and have a similar size of living area. The table shown above lists the comparable properties that were considered. Note that which properties are considered comparables can be adjusted by varying the selection criteria or deleting non-representative properties.

Neighboring Properties
Mailing Labels Copy to Clipboard
Subject Property0 Lake Road14 Lake Road10 Lake Road-Off26 Lake Road36 Lake Road32 Lake Road28 Lake Road11 Meadowbrook Road42 Lake Road22 Meadowbrook Road33 Meadowbrook Road23 Meadowbrook Road12 Meadowbrook Road27 Meadowbrook Road17 Meadowbrook Road39 Meadowbrook Road8 Meadowbrook Road1 Meadowbrook Road40 Lake Road22 Grouse Lane28 Meadowbrook Road34 Meadowbrook Road18 Meadowbrook Road24 Lake Road43 Meadowbrook Road38 Meadowbrook Road7 Meadowbrook Road$0$100,000$200,000$300,000$400,000$500,000$600,000$700,000Total Assessment ($)Total Assessment
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 22 Grouse Lane 11/13/2020 $370,000 0 Ranch 1,056 0.22 3 2- -
  Criteria
A 26 Grouse Lane 2/11/2022 $469,000 0.0 Cape Cod 1,404 0.22 4 2-
B 16 Grouse Lane 5/31/2017 $320,000 0.0 Ranch 1,436 0.22 3 1-1
C 21 Bob-O-Link Lane 12/29/1983 $0 0.0 Cape Cod 1,652 0.22 4 2-
D 25 Bob-O-Link Lane 6/22/2017 $322,000 0.0 Cape Cod 1,368 0.22 4 2-
E 15 Bob-O-Link Lane 4/25/2014 $191,000 0.0 Cape Cod 1,548 0.22 3 2-
F 21 Grouse Lane 11/10/2015 $100 0.0 Cape Cod 1,224 0.22 4 2-
G 25 Grouse Lane 3/29/2011 $100 0.0 Cape Cod 1,224 0.22 4 2-
H 15 Grouse Lane 3/1/2024 $750,000 0.0 Ranch 1,532 0.22 4 2-
I 32 Grouse Lane 9/23/2022 $520,000 0.0 Cape Cod 1,220 0.22 2 1-1
J 12 Grouse Lane 4/4/2023 $100 0.0 Ranch 960 0.22 2 1-
K 31 Bob-O-Link Lane 11/15/2010 $100 0.0 Ranch 1,051 0.22 2 1-
L 11 Bob-O-Link Lane 2/11/2014 $100 0.0 Cape Cod 1,626 0.22 4 2-
M 31 Grouse Lane 2/9/2018 $100 0.0 Ranch 1,482 0.22 3 1-
N 11 Grouse Lane 5/16/2005 $100 0.0 Ranch 1,086 0.22 2 1-
O 22 Bob-O-Link Lane 6/17/2024 $599,000 0.0 Cape Cod 1,656 0.22 4 2-
P 22 Meadowbrook Road 7/29/1999 $126,000 0.0 Ranch 1,032 0.24 3 1-1
Q 18 Meadowbrook Road 6/29/2000 $55,000 0.0 Cape Cod 1,275 0.23 3 2-
R 26 Bob-O-Link Lane 9/24/2019 $100 0.0 Outbuildings 0.22 -
S 16 Bob-O-Link Lane 11/22/2019 $370,000 0.0 Ranch 1,280 0.22 3 2-
T 28 Meadowbrook Road 10/13/2020 $10 0.1 Ranch 1,388 0.24 3 1-
U 36 Grouse Lane 8/4/2006 $250,000 0.1 Ranch 1,212 0.22 2 1-
V 8 Grouse Lane 11/16/2016 $100 0.1 Ranch 1,862 0.22 3 3-
W 35 Bob-O-Link Lane 3/19/2019 $100 0.1 Ranch 1,134 0.22 2 2-
X 12 Meadowbrook Road 7/26/2021 $415,000 0.1 Ranch 1,008 0.24 2 1-
Y 7 Bob-O-Link Lane 6/30/2006 $260,400 0.1 Ranch 988 0.22 2 1-
Z 32 Bob-O-Link Lane 7/29/1988 $0 0.1 Cape Cod 1,258 0.22 3 1-
- 12 Bob-O-Link Lane 6/1/2001 $175,000 0.1 Cape Cod 1,569 0.22 3 1-
- 35 Grouse Lane 12/8/1992 $0 0.1 Cape Cod 1,345 0.22 4 2-
- 7 Grouse Lane 11/2/2015 $300,000 0.1 Ranch 1,530 0.22 3 2-
- 34 Meadowbrook Road 11/20/2018 $100 0.1 Ranch 1,200 0.24 2 2-
- 21 Finch Lane 6/16/2008 $220,000 0.1 Cape Cod 1,512 0.22 3 1-1
- 25 Finch Lane 6/26/1998 $105,000 0.1 Ranch 1,280 0.22 2 1-
- 15 Finch Lane 9/7/2023 $100 0.1 Colonial 1,728 0.22 4 2-
- 36 Bob-O-Link Lane 8/30/2023 $100 0.1 Cape Cod 1,232 0.22 3 1-
- 8 Meadowbrook Road 10/30/2020 $340,000 0.1 Ranch 1,080 0.24 3 1-
- 40 Grouse Lane 8/29/2024 $495,000 0.1 Ranch 1,086 0.22 2 1-
- 8 Bob-O-Link Lane 4/15/2004 $100 0.1 Ranch 1,348 0.22 3 1-
- 2 Grouse Lane 3/15/2021 $100 0.1 Cape Cod 1,404 0.23 4 2-
- 23 Meadowbrook Road 9/16/2024 $100 0.1 Ranch 1,056 0.26 2 1-
- 39 Bob-O-Link Lane 3/19/2019 $100 0.1 Ranch 1,172 0.22 2 2-
- 31 Finch Lane 9/25/2015 $275,000 0.1 Cape Cod 1,326 0.22 3 1-1
- 17 Meadowbrook Road 11/10/2005 $280,000 0.1 Cape Cod 1,130 0.26 4 1-
- 11 Finch Lane 8/24/1984 $0 0.1 Cape Cod 1,584 0.22 4 3-
- 1 Bob-O-Link Lane 3/30/2016 $223,000 0.1 Cape Cod 1,061 0.23 2 1-
- 39 Grouse Lane 7/15/2022 $539,000 0.1 Ranch 1,086 0.22 3 1-
- 27 Meadowbrook Road 8/22/2018 $100 0.1 Ranch 960 0.25 3 2-
- 342 Winslow Gray Road 10/24/2011 $186,500 0.1 Ranch 1,122 0.24 3 1-
- 38 Meadowbrook Road 6/9/2008 $324,500 0.1 Cape Cod 1,570 0.24 2 2-
- 11 Meadowbrook Road 7/26/2016 $100 0.1 Cape Cod 942 0.26 2 1-
- 35 Finch Lane 10/16/2014 $246,000 0.1 Ranch 1,068 0.22 3 2-
- 40 Bob-O-Link Lane 10/26/1993 $0 0.1 Cape Cod 1,804 0.22 4 2-
- 7 Finch Lane 1/17/2012 $100 0.1 Colonial 2,006 0.22 3 2-1
- 366 Winslow Gray Road 12/16/2010 $100 0.1 Old Style 1,155 0.23 3 2-
- 33 Meadowbrook Road 10/24/2016 $100 0.1 Ranch 1,012 0.25 2 1-
- 2 Meadowbrook Road 9/11/2015 $216,500 0.1 Ranch 1,104 0.24 3 1-
- 46 Grouse Lane 10/17/2016 $269,500 0.1 Ranch 1,080 0.22 2 1-1
- 7 Meadowbrook Road 10/10/2023 $100 0.1 Cape Cod 1,632 0.25 3 2-
- 45 Bob-O-Link Lane 6/5/2023 $410,000 0.1 Ranch 1,144 0.22 3 2-
- 28 Canvasback Lane 10/7/2004 $322,500 0.1 Cape Cod 1,228 0.23 3 1-
- 24 Lake Road 7/15/2016 $260,000 0.1 Ranch 1,798 0.28 3 2-
- 10 Lake Road-Off 7/30/2008 $4,500 0.1 Vacant Land 0.15 -
- 45 Grouse Lane 1/12/2015 $100 0.1 Ranch 1,184 0.22 3 1-1
- 25 Widgeon Lane 11/1/2001 $210,000 0.1 Cape Cod 1,732 0.23 3 2-1
- 27 Canvasback Lane 4/28/2022 $551,000 0.1 Ranch 1,480 0.23 3 2-
- 39 Finch Lane 9/16/2004 $277,700 0.1 Cape Cod 1,280 0.22 3 2-
- 0 Lake Road 7/30/2008 $4,500 0.1 Vacant Land 0.13 -
- 44 Meadowbrook Road 8/21/2018 $100 0.1 Outbuildings 0.24 -
- 1 Finch Lane 10/6/2011 $100 0.1 Cape Cod 1,296 0.23 4 2-
- 39 Meadowbrook Road 10/1/1975 $0 0.1 Cape Cod 1,248 0.25 4 2-
- 14 Lake Road 8/26/2008 $100 0.1 Vacant Land 0.15 -
- 46 Bob-O-Link Lane 1/9/2014 $243,500 0.1 Cape Cod 1,368 0.22 3 2-1
- 1 Taft Road 10/17/2008 $240,000 0.1 Ranch 1,080 0.23 2 1-
- 28 Black Duck Lane 7/26/2012 $216,000 0.1 Ranch 864 0.23 2 1-
- 2 Hialeah Avenue 11/15/2021 $324,500 0.1 Ranch 848 0.27 2 1-
- 1 Meadowbrook Road 8/9/2024 $156,667 0.1 Cape Cod 1,120 0.26 3 1-
- 32 Lake Road 8/30/2021 $390,000 0.1 Ranch 768 0.21 2 1-
- 26 Widgeon Lane 7/1/1976 $39,500 0.1 Cape Cod 1,550 0.26 3 2-
- 28 Lake Road 6/3/2022 $505,000 0.1 Ranch 846 0.21 2 1-
- 363 Winslow Gray Road 5/23/2024 $699,000 0.1 Cape Cod 1,284 0.26 4 2-
- 50 Grouse Lane 8/20/2021 $495,000 0.1 Cape Cod 1,235 0.22 3 2-
- 337 Winslow Gray Road 4/23/2010 $200,000 0.1 Cape Cod 984 0.22 2 1-
- 36 Lake Road 6/11/2002 $160,000 0.1 Ranch 1,040 0.28 3 1-
- 49 Bob-O-Link Lane 4/30/1997 $90,500 0.1 Ranch 1,268 0.22 2 1-
- 49 Grouse Lane 12/21/2020 $100 0.1 Ranch 1,086 0.22 2 1-1
- 45 Finch Lane 11/19/2009 $225,000 0.1 Colonial 1,530 0.22 4 2-
- 40 Lake Road 1/15/2016 $100 0.1 Cape Cod 1,400 0.18 4 2-
- 22 Canvasback Lane 12/1/2006 $290,000 0.1 Ranch 1,451 0.23 2 1-1
- 26 Lake Road 4/27/2005 $240,000 0.1 Ranch 768 0.17 2 1-
- 21 Widgeon Lane 12/10/1993 $0 0.1 Cape Cod 1,631 0.21 4 2-1
- 43 Meadowbrook Road 2/14/1996 $106,000 0.1 Ranch 1,420 0.25 3 1-1
- 21 Canvasback Lane 1/24/2014 $249,500 0.1 Ranch 1,392 0.23 2 2-
- 48 Meadowbrook Road 8/21/2018 $100 0.1 Ranch 1,296 0.24 3 1-
- 27 Black Duck Lane 10/23/2023 $208,000 0.1 Ranch 816 0.23 2 1-
- 2 Hidden Acres Avenue 7/20/2011 $155,000 0.1 Ranch 1,168 0.21 3 1-
- 42 Lake Road 5/18/2001 $1 0.1 Cape Cod 1,170 0.25 4 1-1
- 320 Winslow Gray Road 4/7/2020 $319,900 0.1 Cape Cod 1,360 0.38 3 1-
- 50 Bob-O-Link Lane 7/28/2020 $360,000 0.1 Cape Cod 1,291 0.22 3 1-1
- 2 Finch Lane 1/31/2019 $100 0.1 Ranch 768 0.26 2 1-
- 22 Black Duck Lane 7/10/2019 $100 0.1 Ranch 1,248 0.23 2 2-
- 7 Taft Road 3/24/2015 $100 0.1 Cape Cod 1,373 0.24 3 2-
- 22 Widgeon Lane 7/1/2019 $320,000 0.1 Ranch 1,254 0.24 2 1-
- 373 Winslow Gray Road 12/9/2022 $465,000 0.1 Ranch 1,296 0.25 3 2-
- 7 Mirror Brook Road 6/1/2015 $217,000 0.1 Ranch 864 0.21 2 1-
- 8 Hialeah Avenue 7/20/2017 $100 0.1 Ranch 1,160 0.23 3 1-
- 7 Hialeah Avenue 3/10/1978 $0 0.1 Cape Cod 1,350 0.22 3 1-
- 49 Finch Lane 12/23/2024 $400,000 0.1 Cape Cod 1,390 0.22 4 1-1
- 139 Swan Lake Road 7/23/2007 $100 0.1 Ranch 960 0.23 3 1-
Averages 4781 days $170,104 0.08 --- 1,207 0.23 --- ---  
DISCLAIMER: The information in this report was collected from the concerned Assessors Office and Registry of Deeds.  Compu-Links disclaims any and all representations or warranties as to the accuracy of this information
49 150 22 Grouse Lane