BOSTON SPA Boston Spa is a predominantly stone built village with many Georgian properties, situated some 1 1/2 miles east of the A1 on the southern bank of the River Wharfe. As well as being a 'foodie destination' with about a dozen dining and drinking establishments, the village has its own good selection of shops, schools and facilities with a further range of amenities including indoor swimming pool and golf course in the market town of Wetherby some 3 miles away. Commuting links are good being almost equidistant to Leeds, York and Harrogate.

DIRECTIONS Entering Boston Spa from the direction of the A1/A168 proceeding towards the High Street. Turn right onto Oaks Lane, the property is located on the left hand side set behind wooden gates with a name plate.

THE PROPERTY Four Gables is an impressive Grade II listed 'Arts and Crafts' style residence revealing approximately 4000 sq ft of living accommodation with many characterful features including beautiful stucco ceilings, stone mullions, oak floors, leaded windows and original fireplaces. It is situated within a delightful mature garden plot. The property benefits from two boilers having gas fired central heating along with secondary glazing to the majority of the accommodation. The accommodation in further detail giving approximate room dimensions comprises:-

GROUND FLOOR

ENTRANCE PORCH With access gained via a large hardwood front door with leaded window above, window to side elevation, original Victorian tiles that flow through internal door into:-

RECEPTION HALL 23' 7" x 16' 0" (7.2m x 4.9m) Grand reception hall with windows to one side revealing outlook over garden, radiators beneath, decorative ceiling cornice, impressive brick fireplace with large wood burning stove, stone lintel above, return staircase to first floor.

SITTING ROOM 21' 3" x 13' 9" (6.5m x 4.2m) into the bay A most generous room with large walk in bay window to front, radiators beneath, exposed timber floor covering, striking open fire with ornate wood and copper surround, television aerial, timber floor covering flows seamlessly through a large opening into:-

DINING ROOM 15' 5" x 13' 9" (4.7m x 4.2m) With windows to front elevation, radiators beneath, space for generous dining table and chairs, fitted pine furniture revealing an abundance of storage and glass display cabinets.

DOWNSTAIRS WC Low flush WC, pedestal wash basin with tiled splashback, radiator, window to side elevation, floor to ceiling fitted storage.

LAUNDRY ROOM 12' 9" x 9' 10" (3.9m x 3.0m) A most practical room with space and plumbing for automatic washing machine and tumble dryer, fitted Belfast sink, wall mounted Valliant gas boiler, storage to two sides, windows to rear elevation.

KITCHEN/DINER 19' 8" x 17' 4" (6.0m x 5.3m) narrowing to 9' 10" (3.0m) The kitchen area is comprehensively fitted with a range of wall and base units, cupboards and drawers, worktops with Travertine tiled splashbacks, double inset sink unit with mixer tap and instant boiling water function, integrated dishwasher beneath. Further appliances include double stacked oven with grill above and separate microwave, five ring gas hob with extractor hood above. Double glazed window to rear and side elevation as well as generous Velux allowing an abundance of natural light to flood the space. Large opening with granite worktop providing useful study or seating area beyond which flows into dining area. Radiator, double patio doors to rear. Floor hatch with steps to useful cellar.

SNUG 9' 10" x 11' 5" (3.0m x 3.5m) With vaulted ceiling, double glazed patio with windows to side leading out rear, further window to side elevation with double radiator beneath, television aerial.

FIRST FLOOR

LANDING AREA With large lead flashed window to rear, deep window sill, double radiator, staircase to second floor.

PRINCIPAL BEDROOM 15' 8" x 15' 5" (4.8m x 4.7m) A comfortable double bedroom with a pair of windows to side elevation, radiators beneath, original open fire with decorative surround, exposed oak floor covering, internal doorway leading to:-

DRESSING ROOM/STUDY 11' 9" x 9' 2" (3.6m x 2.8m) With windows to side elevation, double radiator beneath, built in wardrobe with cupboard above.

ENSUITE BATHROOM Four piece white suite comprising low flush WC, large wash basin, bidet, enclosed bath with half tiled walls, walk in corner shower cubicle, window to rear.

BEDROOM TWO 16' 4" x 15' 8" (5.0m x 4.8m) (into the bay) Lovely large room with walk in bay window to front elevation, radiator beneath, original fireplace, exposed hardwood floor covering.

ENSUITE SHOWER With wall tiling to half height, white suite comprising low flush WC, pedestal wash basin, walk in shower cubicle with Mira shower, window to side elevation, airing cupboard with insulated water cylinder.

BEDROOM THREE 16' 4" x 14' 9" (5.0m x 4.5m) (into the bay) With walk in bay window to front elevation, radiator beneath, additional window to side looking over attractive private gardens, feature fireplace, television aerial.

ENSUITE SHOWER White suite comprising low flush WC, pedestal wash basin, walk in shower cubicle, window to front elevation, double radiator.

BEDROOM FOUR 12' 9" x 12' 5" (3.9m x 3.8m) (overall including ensuite) With windows to rear elevation, double radiator beneath.

ENSUITE SHOWER A white suite comprising low flush WC, pedestal wash basin, walk in shower cubicle with tiled walls, window to side elevation, radiator.

SECOND FLOOR Window to side overlooking vegetable garden. Useful store cupboard, loft access hatch.

BATHROOM White suite comprising low flush WC, panelled bath with shower over and shower screen, part tiled walls, pedestal wash basin, radiator, extractor fan, Velux window.

BEDROOM FIVE 16' 8" x 15' 8" (5.1m x 4.8m) (into the bay) With walk in bay window to front elevation, a pair of radiators to both sides, wash hand basin, original feature fireplace, exposed wood floor covering.

BEDROOM SIX 16' 4" x 14' 9" (5.0m x 4.5m) (into the bay) With walk in bay window to front, window seat beneath, pair of double radiators to both sides, hand basin with tiled splashback, television aerial, feature fireplace, exposed hardwood floor covering.

GYM/BEDROOM SEVEN 15' 1" x 14' 1" (4.6m x 4.3m) With its own dry heat sauna, three Velux windows, fitted eaves storage, two double radiators, attractive exposed ceiling timbers, television aerial.

TO THE OUTSIDE Quietly tucked away off this private drive, Four Gables is approached by a generous crunch gravel driveway with comfortable off street parking for multiple vehicles at the front and side of the property including electric vehicle charging point, leading to:-

GARAGE/STOREROOMS

OFFICE 15' 8" x 8' 2" (4.8m x 2.5m) Light and power laid on, window to side.

STORE ONE 18' 8" x 15' 5" (5.7m x 4.7m) With light and power laid on, vaulted ceiling.

STORE TWO 13' 9" x 12' 5" (4.2m x 3.8m) Single door and light laid on.

GARDENS Occupying a generous and enclosed garden plot with gardens to three sides enjoying deep well stocked borders boasting a variety of plants and bushes and mature trees providing an excellent degree of privacy and an array of colours all year round and a large pond to the rear stocked with fish. With access off the snug an attractive stone flagged patio area ideal for outdoor entertaining and 'al fresco' dining with steps down to shaped lawn beyond with a generous greenhouse, another private dining area and oak pergola, second ornamental pond.

GARDEN ROOM 20' 11" x 7' 10" (6.4m x 2.41m) With light and power laid on, internal doorway leading to:-

POTTING SHED 11' 9" x 11' 1" (3.6m x 3.4m) With light and power laid on, separate personnel door. Outside water tap. Original Victorian well.

GARDENERS' COTTAGE 31' 9" x 9' 10" (9.7m x 3.0m) overall Currently rented out this self contained accommodation comprises double bedroom, living area with kitchen diner and separate shower room.

COUNCIL TAX Band G (from internet enquiry)