32 Grouse Lane, West Yarmouth, MA 02673

32 Grouse Lane West Yarmouth MA 02673
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Owner Information
Owner 1
Joseph D Coffaro
Owner 2
Melissa Coffaro
Owner's Address
19 Cortland Dr Stow, MA 01775
Market Sale Information
Most recent sale date
9/23/2022
Previous sale date
7/28/2022
Transfer document #
35386-345
Previous transfer document
35273-224
Grantor
The Oconnell Living Trust
Previous grantor
Mary E Oconnell
Most recent sale price
$520,000.00
Previous sale price
$100.00
Site Information
Property ID
49-152
Lot Size
0.22
Use Code
101 - Residential, single family
Zoning
Building Style
Cape Cod
Number of Rooms
Stories
1.25
Number of Beds
2
Year Built
1969
Number of full baths
1
Condition
77
Number of half baths
1
Finished Area
1220
Number of Kitchen
1
Gross Living Area
3632
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
Forced Air-Duc
Roof Cover
Asph/F Gls/Cmp
Heating fuel
Gas
Frame type
Air Condition (%)
Sidings
Vinyl Siding
Assessment Information
Fiscal Year
2025
Land Value
$145,600.00
Total value
$464,200.00
Building value
$318,600.00
Estimated tax
$3,286.00
Yard improvement value
$0.00
Flood Map MassMapper Google Street View
Certified Mass Appraisal
20082009201020112012201320142015201620172018201920202021202220232024$0$50,000$100,000$150,000$200,000$250,000$300,000$350,000$400,000$450,000$500,000Total Assessment ($)ImprovementsLandBuildingTotal Assessment
Comparable Properties
Mailing Labels $Valuation Report Copy To Clipboard
Subject Property39 Nauset Road111 Swan Lake Road17 Taft Road2 Widgeon Lane19 Ocean Avenue22 Johnson Lane12 Hidden Acres Avenue38 Wampanoag Road10 Still Brook Road32 Grouse Lane18 Johnson Lane18 Snow Brook Road29 Capt Besse Road60 Wood Road111 Forest Road116 Evergreen Street6 Sierra Way27 Harding Lane718 Willow Street38 Mcnamara Avenue16 Widgeon Lane32 Capt Bearse Road49 Warbler Lane22 Frost Avenue56 Capt Lothrop Road57 Skyline Drive68 Bob-O-Link Lane$0$100,000$200,000$300,000$400,000$500,000$600,000$700,000$800,000Total Assessment ($)Total Assessment
Address 32 Grouse Lane A) 111 Swan Lake RoadB) 68 Bob-O-Link LaneC) 16 Widgeon LaneD) 12 Hidden Acres AvenueE) 17 Taft RoadF) 2 Widgeon LaneG) 39 Nauset RoadH) 18 Snow Brook RoadI) 111 Forest RoadJ) 22 Johnson LaneK) 18 Johnson LaneL) 27 Harding LaneM) 10 Still Brook RoadN) 6 Sierra WayO) 32 Capt Bearse RoadP) 19 Ocean AvenueQ) 57 Skyline DriveR) 60 Wood RoadS) 718 Willow StreetT) 49 Warbler LaneU) 22 Frost AvenueV) 38 Wampanoag RoadW) 116 Evergreen StreetX) 38 Mcnamara AvenueY) 29 Capt Besse RoadZ) 56 Capt Lothrop Road
Photo
Plan
Map
Proximity 0.10.10.20.20.20.20.20.40.40.40.40.40.50.60.60.70.80.80.90.90.90.91.01.01.01.0
Last Sold 4/14/202512/31/20242/19/20253/19/20254/23/20255/16/20253/27/20256/18/20254/22/20251/17/20252/25/20255/5/20253/20/20254/4/20255/16/20252/27/20255/27/20251/21/20254/1/20252/26/20253/28/20256/12/20254/29/20251/22/20251/31/20251/22/2025
Price $490,000$655,000$568,500$500,000$675,000$520,000$325,000$600,000$460,000$550,000$500,000$368,200$500,000$650,000$550,000$545,000$720,000$699,900$589,000$450,000$622,000$500,000$624,900$525,000$450,000$580,000
Net Living Area 1,0401,4681,5161,1911,3001,1081,4401,0721,0409961,1001,0761,0041,4361,1449361,3971,3769881,3861,3989369601,2721,1531,226
Stories 1111.251111111111111111111111
Sale Price/sft $426.23$471.15$446.19$375.00$419.82$519.23$469.31$225.69$559.70$442.31$552.21$454.55$342.19$498.01$452.65$480.77$582.26$515.39$508.65$596.15$324.68$444.92$534.19$650.94$412.74$390.29$473.08
Style Cape CodRanchRanchRanchCape CodRanchRanchCape CodRanchRanchRanchRanchRanchRanchRanchRanchRanchRr/SplitRr/SplitOld StyleRr/SplitRanchRanchRanchRanchRanchRanch
Age 196919861965197019651963196919611968197319681968196819671970197819551975196018901979198019551960197719701971
Rooms 4456646
Bedrooms 223242232333223323334332223
Full baths 111111111111112112112211211
Half baths 11112111111
Gross Living Area 363222403896284833452442169332782647282826522761232824283512274421442971272820122990335611321448299028043098
Heating Fuel GasGasGasGasGasGasGasGasGasGasGasGasGasGasGasGasGasGasOilGasGasOilGasGasGasGasGas
Detached Garage
Lot Size 0.220.270.360.240.220.230.30.140.20.470.210.210.230.270.450.30.280.290.260.250.470.340.320.20.230.260.26
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/Cmp
AEM Value - Building $318,600.00$285,700$370,900$381,200$312,500$289,500$288,700$284,900$330,700$326,900$305,700$322,500$365,000$276,200$372,300$379,500$211,600$414,300$311,800$228,100$402,900$413,000$217,200$273,300$364,200$305,900$407,500
AEM Value - Land $145,600.00$140,800$303,700$148,200$137,500$147,900$150,000$119,600$140,800$155,200$143,200$143,200$147,900$178,900$139,100$180,000$232,400$232,000$165,300$297,000$172,400$168,000$234,300$219,100$164,300$169,600$178,500
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
AEM Value - Total $464,200.00$426,500$674,600$529,400$450,000$437,400$438,700$404,500$471,500$482,100$448,900$465,700$512,900$455,100$511,400$559,500$444,000$646,300$477,100$525,100$575,300$581,000$451,500$492,400$528,500$475,500$586,000
# Address Last Sold Sale Price Dist(m) Style LA (sq ft) Lot(ac) BR F-HB
@ 32 Grouse Lane 9/23/2022 $520,000 0 Cape Cod 1,220 0.22 2 1-1 -
  Criteria
A 111 Swan Lake Road 4/14/2025 $490,000 0.1 Ranch 1,040 0.27 2 1-1
B 68 Bob-O-Link Lane 12/31/2024 $655,000 0.1 Ranch 1,468 0.36 3 1-
C 16 Widgeon Lane 2/19/2025 $568,500 0.2 Ranch 1,516 0.24 2 1-
D 12 Hidden Acres Avenue 3/19/2025 $500,000 0.2 Cape Cod 1,191 0.22 4 1-
E 17 Taft Road 4/23/2025 $675,000 0.2 Ranch 1,300 0.23 2 1-
F 2 Widgeon Lane 5/16/2025 $520,000 0.2 Ranch 1,108 0.3 2 1-
G 39 Nauset Road 3/27/2025 $325,000 0.2 Cape Cod 1,440 0.14 3 1-
H 18 Snow Brook Road 6/18/2025 $600,000 0.4 Ranch 1,072 0.2 2 1-
I 111 Forest Road 4/22/2025 $460,000 0.4 Ranch 1,040 0.47 3 1-
J 22 Johnson Lane 1/17/2025 $550,000 0.4 Ranch 996 0.21 3 1-1
K 18 Johnson Lane 2/25/2025 $500,000 0.4 Ranch 1,100 0.21 3 1-1
L 27 Harding Lane 5/5/2025 $368,200 0.4 Ranch 1,076 0.23 2 1-2
M 10 Still Brook Road 3/20/2025 $500,000 0.5 Ranch 1,004 0.27 2 1-
N 6 Sierra Way 4/4/2025 $650,000 0.6 Ranch 1,436 0.45 3 2-
O 32 Capt Bearse Road 5/16/2025 $550,000 0.6 Ranch 1,144 0.3 3 1-1
P 19 Ocean Avenue 2/27/2025 $545,000 0.7 Ranch 936 0.28 2 1-
Q 57 Skyline Drive 5/27/2025 $720,000 0.8 Rr/Split 1,397 0.29 3 2-1
R 60 Wood Road 1/21/2025 $699,900 0.8 Rr/Split 1,376 0.26 3 1-1
S 718 Willow Street 4/1/2025 $589,000 0.9 Old Style 988 0.25 3 1-
T 49 Warbler Lane 2/26/2025 $450,000 0.9 Rr/Split 1,386 0.47 4 2-1
U 22 Frost Avenue 3/28/2025 $622,000 0.9 Ranch 1,398 0.34 3 2-1
V 38 Wampanoag Road 6/12/2025 $500,000 0.9 Ranch 936 0.32 3 1-
W 116 Evergreen Street 4/29/2025 $624,900 1.0 Ranch 960 0.2 2 1-
X 38 Mcnamara Avenue 1/22/2025 $525,000 1.0 Ranch 1,272 0.23 2 2-
Y 29 Capt Besse Road 1/31/2025 $450,000 1.0 Ranch 1,153 0.26 2 1-
Z 56 Capt Lothrop Road 1/22/2025 $580,000 1.0 Ranch 1,226 0.26 3 1-1
Averages 96 days $546,827 0.57 --- 1,191 0.28 --- ---  

Estimation of Market Value - $532,981

As of today, 06/28/2025, the estimated market value of 32 Grouse Lane, West Yarmouth considering the above 26 comparable properties is $532,981.

 

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-Off52 Lake Road46 Lake Road26 Lake Road36 Lake Road32 Lake Road28 Lake Road11 Meadowbrook Road42 Lake Road33 Meadowbrook Road23 Meadowbrook Road49 Meadowbrook Road12 Meadowbrook Road27 Meadowbrook Road17 Meadowbrook Road39 Meadowbrook Road8 Meadowbrook Road50 Lake Road32 Grouse Lane40 Lake Road18 Meadowbrook Road24 Lake Road119 Swan Lake Road43 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
@ 32 Grouse Lane 9/23/2022 $520,000 0 Cape Cod 1,220 0.22 2 1-1 -
  Criteria
A 26 Grouse Lane 2/11/2022 $469,000 0.0 Cape Cod 1,404 0.22 4 2-
B 36 Grouse Lane 8/4/2006 $250,000 0.0 Ranch 1,212 0.22 2 1-
C 31 Bob-O-Link Lane 11/15/2010 $100 0.0 Ranch 1,051 0.22 2 1-
D 25 Bob-O-Link Lane 6/22/2017 $322,000 0.0 Cape Cod 1,368 0.22 4 2-
E 35 Bob-O-Link Lane 3/19/2019 $100 0.0 Ranch 1,134 0.22 2 2-
F 31 Grouse Lane 2/9/2018 $100 0.0 Ranch 1,482 0.22 3 1-
G 35 Grouse Lane 12/8/1992 $0 0.0 Cape Cod 1,345 0.22 4 2-
H 25 Grouse Lane 3/29/2011 $100 0.0 Cape Cod 1,224 0.22 4 2-
I 22 Grouse Lane 11/13/2020 $370,000 0.0 Ranch 1,056 0.22 3 2-
J 40 Grouse Lane 8/29/2024 $495,000 0.0 Ranch 1,086 0.22 2 1-
K 21 Bob-O-Link Lane 12/29/1983 $0 0.0 Cape Cod 1,652 0.22 4 2-
L 39 Bob-O-Link Lane 3/19/2019 $100 0.0 Ranch 1,172 0.22 2 2-
M 39 Grouse Lane 7/15/2022 $539,000 0.0 Ranch 1,086 0.22 3 1-
N 21 Grouse Lane 11/10/2015 $100 0.0 Cape Cod 1,224 0.22 4 2-
O 32 Bob-O-Link Lane 7/29/1988 $0 0.0 Cape Cod 1,258 0.22 3 1-
P 28 Meadowbrook Road 10/13/2020 $10 0.0 Ranch 1,388 0.24 3 1-
Q 34 Meadowbrook Road 11/20/2018 $100 0.0 Ranch 1,200 0.24 2 2-
R 36 Bob-O-Link Lane 8/30/2023 $100 0.0 Cape Cod 1,232 0.22 3 1-
S 26 Bob-O-Link Lane 9/24/2019 $100 0.0 Outbuildings 0.22 -
T 16 Grouse Lane 5/31/2017 $320,000 0.1 Ranch 1,436 0.22 3 1-1
U 46 Grouse Lane 10/17/2016 $269,500 0.1 Ranch 1,080 0.22 2 1-1
V 22 Meadowbrook Road 7/29/1999 $126,000 0.1 Ranch 1,032 0.24 3 1-1
W 38 Meadowbrook Road 6/9/2008 $324,500 0.1 Cape Cod 1,570 0.24 2 2-
X 15 Bob-O-Link Lane 4/25/2014 $191,000 0.1 Cape Cod 1,548 0.22 3 2-
Y 45 Bob-O-Link Lane 6/5/2023 $410,000 0.1 Ranch 1,144 0.22 3 2-
Z 40 Bob-O-Link Lane 10/26/1993 $0 0.1 Cape Cod 1,804 0.22 4 2-
- 22 Bob-O-Link Lane 6/17/2024 $599,000 0.1 Cape Cod 1,656 0.22 4 2-
- 45 Grouse Lane 1/12/2015 $100 0.1 Ranch 1,184 0.22 3 1-1
- 15 Grouse Lane 3/1/2024 $750,000 0.1 Ranch 1,532 0.22 4 2-
- 31 Finch Lane 9/25/2015 $275,000 0.1 Cape Cod 1,326 0.22 3 1-1
- 35 Finch Lane 10/16/2014 $246,000 0.1 Ranch 1,068 0.22 3 2-
- 25 Finch Lane 6/26/1998 $105,000 0.1 Ranch 1,280 0.22 2 1-
- 18 Meadowbrook Road 6/29/2000 $55,000 0.1 Cape Cod 1,275 0.23 3 2-
- 44 Meadowbrook Road 8/21/2018 $100 0.1 Outbuildings 0.24 -
- 46 Bob-O-Link Lane 1/9/2014 $243,500 0.1 Cape Cod 1,368 0.22 3 2-1
- 16 Bob-O-Link Lane 11/22/2019 $370,000 0.1 Ranch 1,280 0.22 3 2-
- 12 Grouse Lane 4/4/2023 $100 0.1 Ranch 960 0.22 2 1-
- 50 Grouse Lane 8/20/2021 $495,000 0.1 Cape Cod 1,235 0.22 3 2-
- 27 Meadowbrook Road 8/22/2018 $100 0.1 Ranch 960 0.25 3 2-
- 39 Finch Lane 9/16/2004 $277,700 0.1 Cape Cod 1,280 0.22 3 2-
- 33 Meadowbrook Road 10/24/2016 $100 0.1 Ranch 1,012 0.25 2 1-
- 21 Finch Lane 6/16/2008 $220,000 0.1 Cape Cod 1,512 0.22 3 1-1
- 49 Bob-O-Link Lane 4/30/1997 $90,500 0.1 Ranch 1,268 0.22 2 1-
- 11 Bob-O-Link Lane 2/11/2014 $100 0.1 Cape Cod 1,626 0.22 4 2-
- 49 Grouse Lane 12/21/2020 $100 0.1 Ranch 1,086 0.22 2 1-1
- 11 Grouse Lane 5/16/2005 $100 0.1 Ranch 1,086 0.22 2 1-
- 23 Meadowbrook Road 9/16/2024 $100 0.1 Ranch 1,056 0.26 2 1-
- 39 Meadowbrook Road 10/1/1975 $0 0.1 Cape Cod 1,248 0.25 4 2-
- 12 Meadowbrook Road 7/26/2021 $415,000 0.1 Ranch 1,008 0.24 2 1-
- 48 Meadowbrook Road 8/21/2018 $100 0.1 Ranch 1,296 0.24 3 1-
- 45 Finch Lane 11/19/2009 $225,000 0.1 Colonial 1,530 0.22 4 2-
- 15 Finch Lane 9/7/2023 $100 0.1 Colonial 1,728 0.22 4 2-
- 50 Bob-O-Link Lane 7/28/2020 $360,000 0.1 Cape Cod 1,291 0.22 3 1-1
- 12 Bob-O-Link Lane 6/1/2001 $175,000 0.1 Cape Cod 1,569 0.22 3 1-
- 17 Meadowbrook Road 11/10/2005 $280,000 0.1 Cape Cod 1,130 0.26 4 1-
- 43 Meadowbrook Road 2/14/1996 $106,000 0.1 Ranch 1,420 0.25 3 1-1
- 8 Grouse Lane 11/16/2016 $100 0.1 Ranch 1,862 0.22 3 3-
- 139 Swan Lake Road 7/23/2007 $100 0.1 Ranch 960 0.23 3 1-
- 55 Bob-O-Link Lane 12/13/2011 $100 0.1 Ranch 1,140 0.23 2 1-
- 7 Bob-O-Link Lane 6/30/2006 $260,400 0.1 Ranch 988 0.22 2 1-
- 28 Black Duck Lane 7/26/2012 $216,000 0.1 Ranch 864 0.23 2 1-
- 27 Canvasback Lane 4/28/2022 $551,000 0.1 Ranch 1,480 0.23 3 2-
- 55 Grouse Lane 4/22/1992 $0 0.1 Ranch 936 0.23 2 1-
- 7 Grouse Lane 11/2/2015 $300,000 0.1 Ranch 1,530 0.22 3 2-
- 24 Lake Road 7/15/2016 $260,000 0.1 Ranch 1,798 0.28 3 2-
- 49 Finch Lane 12/23/2024 $400,000 0.1 Cape Cod 1,390 0.22 4 1-1
- 11 Finch Lane 8/24/1984 $0 0.1 Cape Cod 1,584 0.22 4 3-
- 27 Black Duck Lane 10/23/2023 $208,000 0.1 Ranch 816 0.23 2 1-
- 40 Lake Road 1/15/2016 $100 0.1 Cape Cod 1,400 0.18 4 2-
- 28 Canvasback Lane 10/7/2004 $322,500 0.1 Cape Cod 1,228 0.23 3 1-
- 8 Meadowbrook Road 10/30/2020 $340,000 0.1 Ranch 1,080 0.24 3 1-
- 11 Meadowbrook Road 7/26/2016 $100 0.1 Cape Cod 942 0.26 2 1-
- 36 Lake Road 6/11/2002 $160,000 0.1 Ranch 1,040 0.28 3 1-
- 42 Lake Road 5/18/2001 $1 0.1 Cape Cod 1,170 0.25 4 1-1
- 56 Bob-O-Link Lane 12/6/2024 $514,000 0.1 Ranch 1,036 0.23 2 1-
- 54 Meadowbrook Road 12/12/2022 $230,000 0.1 Ranch 1,224 0.24 3 1-
- 32 Lake Road 8/30/2021 $390,000 0.1 Ranch 768 0.21 2 1-
- 8 Bob-O-Link Lane 4/15/2004 $100 0.1 Ranch 1,348 0.22 3 1-
- 49 Meadowbrook Road 5/5/2005 $100 0.1 Cape Cod 1,044 0.25 3 1-
- 10 Lake Road-Off 7/30/2008 $4,500 0.1 Vacant Land 0.15 -
- 28 Lake Road 6/3/2022 $505,000 0.1 Ranch 846 0.21 2 1-
- 28 Merganser Lane 2/26/2024 $529,900 0.1 Ranch 1,520 0.23 2 1-1
- 46 Lake Road 9/8/1997 $0 0.1 Ranch 640 0.36 2 1-
- 2 Grouse Lane 3/15/2021 $100 0.1 Cape Cod 1,404 0.23 4 2-
- 25 Widgeon Lane 11/1/2001 $210,000 0.1 Cape Cod 1,732 0.23 3 2-1
- 1 Bob-O-Link Lane 3/30/2016 $223,000 0.1 Cape Cod 1,061 0.23 2 1-
- 0 Lake Road 7/30/2008 $4,500 0.1 Vacant Land 0.13 -
- 155 Swan Lake Road 6/9/2011 $100 0.1 Ranch 1,122 0.23 3 1-
- 22 Black Duck Lane 7/10/2019 $100 0.1 Ranch 1,248 0.23 2 2-
- 7 Finch Lane 1/17/2012 $100 0.1 Colonial 2,006 0.22 3 2-1
- 21 Canvasback Lane 1/24/2014 $249,500 0.1 Ranch 1,392 0.23 2 2-
- 342 Winslow Gray Road 10/24/2011 $186,500 0.1 Ranch 1,122 0.24 3 1-
- 26 Lake Road 4/27/2005 $240,000 0.1 Ranch 768 0.17 2 1-
- 50 Lake Road 1/5/2024 $629,000 0.1 Cape Cod 864 0.19 3 1-1
- 7 Meadowbrook Road 10/10/2023 $100 0.1 Cape Cod 1,632 0.25 3 2-
- 21 Black Duck Lane 4/18/1984 $0 0.1 Ranch 1,500 0.23 2 1-
- 119 Swan Lake Road 6/18/2018 $327,500 0.1 Ranch 1,300 0.26 3 2-1
- 14 Lake Road 8/26/2008 $100 0.1 Vacant Land 0.15 -
- 138 Swan Lake Road 7/7/2017 $308,500 0.1 Cape Cod 1,174 0.23 3 1-
- 22 Canvasback Lane 12/1/2006 $290,000 0.1 Ranch 1,451 0.23 2 1-1
- 366 Winslow Gray Road 12/16/2010 $100 0.1 Old Style 1,155 0.23 3 2-
- 2 Meadowbrook Road 9/11/2015 $216,500 0.1 Ranch 1,104 0.24 3 1-
- 52 Lake Road 12/15/2010 $100 0.1 Vacant Land 0.19 -
- 27 Merganser Lane 6/10/2016 $222,500 0.1 Ranch 864 0.23 2 1-
- 22 Merganser Lane 1/27/2020 $100 0.1 Ranch 1,200 0.23 3 2-
- 21 Widgeon Lane 12/10/1993 $0 0.1 Cape Cod 1,631 0.21 4 2-1
- 26 Widgeon Lane 7/1/1976 $39,500 0.1 Cape Cod 1,550 0.26 3 2-
Averages 4919 days $165,566 0.08 --- 1,190 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
49 152 32 Grouse Lane