Rooms

AMENITIES:
The property is situated in this much sought after, established, family residential area to the north of Leeds and is ideally placed for comfortable daily commuting to Leeds and Harrogate. There are public transport facilities to Leeds, about 10 minutes walking distance from the property. There are also public transport facilities to Harrogate, on Harrogate Road which is at the end of Alwoodley Lane and about a mile and a half from the property. The local parades of shops at each end of The Avenue between them have a newsagent, popular fish and chip shop, hair salons, café, Greek restaurant, chemist, dry-cleaners, Cooplands bakery and Tesco Express store and are within relatively easy walking distance.

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Moortown Corner is a short drive by car (barely 10 minutes) and has a good choice of local shopping facilities including a Marks and Spencer's Food Hall. The Moor Allerton Complex (also barely 10 minutes drive by car) includes a Sainsbury's supermarket, Home Base and Argos unit. Delightful walking countryside is within easy reach, via Eccup Reservoir and there are also several renowned golf courses in the area only a few minutes drive away. David Lloyd Premier Gym and Fitness Club is about 10 minutes drive and there are renowned primary schools in the area and The Grammar School at Leeds (an independent school age 3-18) is only a few minutes drive.

DIRECTIONS:
FROM THE JUNCTION OF KING LANE AND ALWOODLEY LANE proceed on Alwoodley Lane for approximately half a mile and then TURN RIGHT into The Avenue and approximately one fifth of a mile along turn left into Meadow Way (see the pillar box on the corner), then first right into Winding Way, when Meadow Valley is then the second turning along on the right.

ACCOMMODATION:
The property has GAS CENTRAL HEATING plus THE BENEFIT OF UNDERFLOOR HEATING to the inner hallway, guest cloakroom, living-dining kitchen and the laundry-utility room. There is also THE ADVANTAGE OF DOUBLE GLAZED SEALED UNIT WINDOWS - the majority of which are in UPVC frames, and some of which are in coated aluminium frames (as described below) and the BEAUTIFULLY PRESENTED, GENEROUS FAMILY ACCOMMODATION OVER THREE FLOORS, briefly comprises:

GROUND FLOOR

SHALLOW OPEN PORCH
With outside light, provides covered access to the.....

COMPOSITE PAINTED WOOD GRAIN EFFECT FRONT DOOR
With decorative double glazed sealed unit panel inset (smoked glass for privacy) and with a complementing side screen, leading to the....

"L" SHAPED RECEPTION HALL
With wall mounted cloaks hanging unit, "aged oak panelled" style ceramic tiled floor, under stairs cupboard housing the ideal condensing combination central heating boiler, and a central heating radiator.

CHARACTERFUL OAK DOORS
With chrome handles, complementing the tiled floor, provide access to the rooms as follows;.....

ELEGANT LOUNGE
With wide, five-sectional, bow window, to the front elevation, and limestone fireplace with log burning stove inset on matching hearth and a very attractive feature and the focal point of the room. Cornice to the ceiling, enhancing the elegance and style, central heating radiator concealed behind a decorative fretwork cover and twin glass panelled doors to the SEPARATE or CONNECTING.....

"SNUG" or PLAYROOM
With down-lighters to the ceiling and central heating radiator with decorative fretwork cover. A glass panelled door to/from the inner hall complements the twin doors from the lounge, previously described.

LONG INNER HALLWAY
With the continuation of the "aged oak panelled" style ceramic tiled floor from the reception hall, and with deep fitted cloaks hanging cupboard with an opening window. Down-lights to the ceiling and UPVC side outer door with double glazed sealed unit panel to half height with frosted glass for privacy.

GUEST CLOAKROOM
With modern white fittings comprising pedestal wash basin with chrome dual flow tap and tiered effect slate style splash tiling and low suite WC with dual flush. Window in coated aluminium frame plus an extractor fan.

SUPERB LIVING-DINING KITCHEN
Including a PENINSULAR BREAKFAST-SNACK BAR AREA and in a VERY IMPRESSIVE, CONTEMPORARY, OPEN PLAN ARRANGEMENT which is ideal for relaxed family living and also for entertaining. There is also the continuation of the "aged oak panelled" style ceramic tiled floor from both halls, creating A VERY APPEALING OVERALL APPEARANCE and ALMOST FULL WIDTH BI-FOLDING DOORS in coated aluminium frames, affording EXCELLENT NATURAL LIGHT and providing direct access to the extensive paved patio area and DELIGHTFUL REAR GARDEN.

THE LIVING-RELAXATION-DINING AREA
Has a coated aluminium framed window to the side elevation plus two large Velux windows above and the WIDE PENINSULAR BREAKFAST-SNACK AREA with generous cupboard space beneath and four bar stools, also provides an excellent working surface which incorporates a one and a half bowl stainless steel inset sink with dual flow tap, and forms a PART "DIVIDER" with the adjoining.....

WELL PLANNED AND TASTEFULLY FITTED WORKING KITCHEN AREA
Also with two matching Velux windows to the sloping ceiling above, and with contemporary white high-gloss fronted units. The Professional deluxe RANGEmaster cooker comprises five-burner gas hob with two electric, fan assisted ovens beneath plus a warming drawer and has a wide coloured glass splash back and RANGEmaster cooker hood and lights in a stainless steel canopy above. On either side of the cooker are matching units of drawers including deep pan storage drawers on a soft-closing mechanism and with further working surface above which continues to provide a splash back and has practical concealed lighting over. Above the units of drawers are matching wide wall units with doors on a rising hinge mechanism for ease of access, SAMSUNG fridge/freezer with water and ice dispenser and BOSCH automatic dishwasher adjacent to the sink.

LARGE WALK-IN PANTRY
With fitted shelves and electric light and which provides valuable "overflow" space from the kitchen.

LAUNDRY-UTILITY ROOM
With a range of white high-gloss fronted wall units and down-lights above and full length working surface incorporating a FRANKE stainless steel sink with single side drainer and dual flow tap and beneath which there is plumbing and space for an automatic washing machine and also space for a condenser dryer. Extractor fan.

THE OPEN SPINDLED, BALUSTRADED, TURNED STAIRCASE
Has an oak-effect hand rail and window to the side elevation, and provides access from the reception hall to the.....

FIRST FLOOR

LANDING

MAIN SUITE (please see second floor description)

BEDROOM TWO
With wide five-sectional bow style window, to the front elevation, affording EXCELLENT NATURAL LIGHT. There are fitted integral blinds to each individual window and A RANGE OF FREE STANDING WARDROBES (specifically designed for the room) and one of which has a mirror fronted door, and are INCLUDED IN THE SALE. Corniced ceiling and central heating radiator.

BEDROOM THREE
With central heating radiator beneath the window which incorporates a large "picture" panel FRAMING A LOVELY OPEN OUTLOOK TOWARDS ESTABLISHED TREES immediately beyond the rear garden.

BEDROOM FOUR or HOME OFFICE
(With the advantage of NO BULKHEAD) and with central heating radiator beneath the front window.

LUXURY STYLE FAMILY BATHROOM
Which has HALF TILED WALLS with GRANITE TILES and MATCHING TILED FLOOR with the BENEFIT OF UNDERFLOOR HEATING. The modern white suite comprises deep double ended bath with step-up and set in a tiled surround, with central chrome dual flow tap plus a hand held shower beneath the window which has smoked glass for privacy and adjacent extractor fan and glass display shelf, circular shaped wash hand basin with corner "free standing" chrome dual flow tap and toiletries storage drawers beneath and mirror fronted medicine cabinet above and low suite WC with dual flush. CORNER GRANITE TILED SHOWER CUBICLE with sliding twin curve-shaped glass doors, fitted tropical rainforest shower head plus a hand held shower and an opening window. Fitted towel storage unit adjacent to the bath and chrome ladder towel radiator.

OPEN SPINDLED, BALUSTRADED, TURNED STAIRCASE (tastefully matching the style of the staircase to the first floor)
With a non-opening window to the side elevation, provides access to the....

SECOND FLOOR

THE MOST IMPRESSIVE MAIN SUITE comprises;....

BEDROOM OF EXCELLENT SIZE
And a "THROUGH" ROOM with wide floor to ceiling window to take FULL ADVANTAGE OF THE DELIGHTFUL OUTLOOK OVER THE REAR GARDEN and towards established oak trees beyond plus a lovely wide expanse of skyline and with the advantage of NO OTHER PROPERTIES' WINDOWS FACING. There are also two matching Velux windows with fitted blackout blinds above the bed area and central heating radiator. FITTED WARDROBES with sliding, mirror fronted doors providing maximum clear floor space and consequently virtually only the bed is required to complete the room. Down-lights to the ceiling.

FULLY TILED EN-SUITE SHOWER ROOM OF GOOD SIZE
Also with tiled floor and the white fittings comprise wash hand basin with chrome dual flow tap and deep toiletries storage drawer beneath, adjacent to the window which has smoked glass for privacy and THIRD LOW SUITE WC with dual flush. ALMOST FULL WIDTH TILED SHOWER CUBICLE including one wall in a "tiered" slate style and with fitted tropical rainforest shower head plus a hand held shower and deep shampoo and soap alcove and sliding glass door with matching fixed side screen. Adjacent contemporary wall mounted vertical towel radiator and down-lights to the ceiling.

OUTSIDE

FRONT:
DOUBLE WIDTH "HERRINGBONE" STYLE BLOCK PAVED AREA providing SPACE FOR TWO CARS TO STAND (side by side) and with an adjacent well stocked shrubbery bed.

LONG DRIVEWAY
To the side of the property offering POTENTIAL SPACE FOR SMALL CARS TO STAND IN TANDEM.

REAR:
THE DELIGHTFUL REAR GARDEN OF VERY GOOD SIZE further enhances this lovely family home and comprises; extensive paved patio, to the immediate rear, for garden relaxation furniture and for barbecue equipment and ideal for outdoor entertaining. Beyond the patio is a long bat 'n' ball lawned garden with well stocked shallow borders on both sides which have an interesting variety of mature plants and shrubbery and some apple trees. There is also a further patio area for tubs of shrubs and plant displays and at the far end of the garden a well stocked raised bed with plants and shrubbery and a very established oak tree. There are also established oak trees, immediately beyond the garden which attract birdlife and wildlife to observe and enjoy in this LOVELY SETTING.

PLEASE NOTE:
The extent of the property and its boundaries are subject to verification by an inspection of the deeds.

OUTSIDE TAP and OUTSIDE POWER POINT

VIEWING ARRANGEMENTS:
Strictly by appointment through Walker Smale's North Leeds property showroom in West Park, telephone 0113-2785812.

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* Interested parties may wish to have a 360° VIRTUAL EXPERIENCE of this EXCELLENT FAMILY HOME OF IMPRESSIVE SIZE and are able to facilitate this by referring to our video link, after which time YOU ARE MOST WELCOME TO ARRANGE A VIEWING IN PERSON. THE FLOOR PLAN is intended to provide AN ILLUSTRATION OF THE LAYOUT and PLEASE NOTE all dimensions shown are approximate.

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* CONNECTED PERSONS * One of the vendors of this property is related to one of the partners of Walker Smale and in accordance with the Estate Agents Act 1979 we are advising you of this.