ENVIABLE SETTING * THREE BEDROOMED DETACHED* SPACIOUS FAMILY ACCOMMODATION* SOUTH FACING REAR GARDEN* OFF ROAD PARKING AND GARAGE

OCCUPYING AN ENVIABLE SETTING THIS THREE BEDROOMED DETACHED HOME OFFERS SPACIOUS FAMILY ACCOMMODATION WITH A LOVELY SOUTH FACING REAR GARDEN, OFF ROAD PARKING AND GARAGE

Located in a highly regarded neighbourhood towards the western edge of Ilkley, this impressive stone fronted detached home provides particularly spacious family accommodation. The property incorporates an entrance porch, spacious central hallway with a cloakroom, sitting room, snug, dining kitchen and utility room on the ground floor whilst at first floor level there is a large principal bedroom with en suite facilities, two further good sized bedrooms and a shower room. The property stands on a wide sizeable plot with a garage, further off road parking in the driveway and an easily maintained south facing rear garden.

Ilkley is proud to be voted The Sunday Times Best Place to Live in the UK 2022, for its top schools, interesting independent shops and restaurants, its spectacular scenery and convenient rail links. The judges were impressed by sports clubs and the opportunities they offer for young people and the energetic community spirit: volunteering is a big part of life in Ilkley and the town's lovely cinema and thriving market were all launched by the local residents. Situated within the heart of the Wharfe Valley, surrounded by the famous Moors to the south and the River Wharfe to the north, Ilkley is regarded as an ideal base for the Leeds/Bradford commuter. A regular train service runs from the town to both cities.

The accommodation has GAS FIRED CENTRAL HEATING and SEALED UNIT DOUBLE GLAZING and with approximate room sizes, comprises:-

GROUND FLOOR

PORCH 5'10" x 3' (1.78m x 0.91m)
A partially glazed door leads to:

CENTRAL RECEPTION HALL 10'6" x 6'6" (3.2m x 1.98m)
A welcoming reception hall with stairs to the first floor.

CLOAKROOM
Including a low suite wc, hand wash basin and window to the front elevation.

SITTING ROOM 21' x 12' (6.4m x 3.66m)
A generous sitting room including a large bay window to the front elevation and glazed sliding doors leading out to the rear south facing patio and garden. Living flame gas fire with stone hearth and surround. Decorative ceiling cornice.

SNUG 11'10" x 10' (3.6m x 3.05m)
With a large bay window to the front elevation. Electric fire. Decorative ceiling cornice.

DINING KITCHEN 13' x 10'7" (3.96m x 3.23m)
Comprising a range of base and wall units with co-ordinating work surfaces and an inset stainless steel one and a half bowl sink. Appliances include a Neff double oven, four ring gas hob with hood over and space for a fridge freezer. Space for a dining table. Large under stairs storage cupboard having space for a tumble dryer and with a window to the rear elevation.

UTILITY ROOM 10'9" x 6' (3.28m x 1.83m)
Including a range of base units with a co-ordinating work surface and an inset stainless steel sink. Plumbing for a washing machine. Wall mounted gas fired central heating boiler. Window and partially glazed door to the rear.

FIRST FLOOR

LANDING
With a window to the rear elevation.

BEDROOM ONE 22'10" Max x 10' (6.96m Max x 3.05m)
Previously two bedrooms, this spacious double bedroom has two large windows to the front elevation and a dressing area including fitted wardrobes and dressing table.

EN SUITE BATHROOM 10'9" x 7'8" (3.28m x 2.34m)
Comprising a panelled bath with hand held shower, low suite wc, bidet and hand wash basin. Shaver point. Large airing cupboard. Partially tiled walls and a window to the rear elevation.

BEDROOM TWO 14' x 12' (4.27m x 3.66m)
A double bedroom with a range of fitted wardrobes, drawers and dressing table. Window to the front elevation.

BEDROOM THREE 8'5" x 6'8" (2.57m x 2.03m)
Window to the rear.

SHOWER ROOM
Including a tiled corner shower cubicle, low suite wc, bidet and hand wash basin. Shaver point. Window to the rear elevation.

OUTSIDE

SINGLE GARAGE 18'6" x 10' (5.64m x 3.05m)
With an up and over electric door. Window to the side elevation and door leading to the rear garden. There is a tarmacadam driveway to the front of the property providing off road parking for several vehicles.

GARDEN
To the rear of the property is an enclosed, easily maintained south facing garden featuring a paved patio, perfect for Al Fresco dining.

VIEWING ARRANGEMENTS
Strictly by prior appointment with Dale Eddison's Ilkley office. Please be aware that we reserve the right to request that PPE be worn and social distancing measures observed, if requested by the owner of the property.

PLEASE NOTE
The extent of the property and its boundaries are subject to verification by inspection of the title deeds. The measurements in these particulars are approximate and have been provided for guidance purposes only. The fixtures, fittings and appliances have not been tested and therefore no guarantee can be given that they are in working order. The internal photographs used in these particulars are reproduced for general information and it cannot be inferred that any item is included in the sale.

LOCATION
From Dale Eddison's Ilkley office proceed along The Grove in a westwards direction and at The Memorial Gardens bear left into Grove Road. Continue up Grove Road for about half a mile and 99 Grove Road is located on the left hand side.

TENURE
We understand the property to be Freehold.

COUNCIL TAX
City of Bradford Metropolitan District Council Tax Band F. For further details on Bradford Council Tax Charges please visit or telephone them on[use Contact Agent Button].

MONEY LAUNDERING, TERRORIST FINANCING AND TRANSFER OF FUNDS REGULATIONS 2017
Money Laundering Regulations (Introduced June 2017). To enable us to comply with the expanded Money Laundering Regulations we are required to obtain identification from prospective buyers once a price and terms have been agreed on a purchase. Buyers are asked to please assist with this so that there is no delay in agreeing a sale. Please note the property will not be marked as sold subject to contract until appropriate identification has been provided.

FINANCIAL SERVICES
Linley and Simpson Sales Limited and Dale Eddison Limited are Introducer Appointed Representatives of Mortgage Advice Bureau Limited and Mortgage Advice Bureau (Derby) Limited who are authorised and regulated by the Financial Conduct Authority. We routinely refer buyers to Mortgage Advice Bureau Limited. We receive a maximum of £30 per referral.