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" A three bedroom SEMI-DETACHED HOUSE having a sunny, south-west facing rear garden and benefiting from a GOOD WIDTH DRIVEWAY and a DETACHED GARAGE. Internally, this ready-to-move-into family home has a large and spacious lounge leading with a separate dining area, a modern kitchen and bathroom and benefits from GAS CENTRAL HEATING, DOUBLE GLAZING and an alarm system. Located on the popular Eden estate local shops and amenities are to close by, with the busy centres of Headingley and Kirkstall within easy reach. The local train station is within a short walk and bus routes into Leeds are a couple of minutes walk away on Kirkstall Hill. This home is highly recommended for viewing.

ACCOMMODATION GROUND FLOOR

LOUNGE
4.93m x 4.52m

(16'2' x 14'9')
Being a very generously proportioned family room with open stairs to the first floor, front entrance door, wall mounted gas living flame fire, cornice to ceiling, dado rail, twin ceiling light points, TV aerial point, bow bay window and archway through to?.

DINING AREA
3.05m x 2.26m

(10'0' x 7'4')
With a dado rail, cornice to ceiling, window overlooking the rear garden and connecting door through to the?.

KITCHEN
3.01m x 2.16m

(9'10' x 7'1')
Being comprehensively fitted with a range of modern base and wall cupboards and incorporating a stainless steel sink unit with single drainer, space for slot-in cooker with overhead filter hood, space for fridge/freezer, plumbing for automatic washer, splash tiling above the work surfaces, ample electric points, window overlooking the rear garden, side door to the driveway and door through to the pantry/boiler cupboard housing the combi central heating boiler and providing space for vacuum cleaner, ironing board etc.

FIRST FLOOR

BEDROOM ONE
4.43m x 2.61m

(14'6' x 8'6')
With centre light point and laminate floor.

BEDROOM TWO
3.55m x 2.62m

(11'7' x 8'7')
Having built-in cupboard, centre light point, cornice to ceiling and long-distance views.

BEDROOM THREE
2.43m x 1.84m

(7'11' x 6'0')
With an aspect to the front.

BATHROOM/WC
Has a corner panelled bath with Triton electric shower over, pedestal washbasin, low level wc and full ceramic wall tiling.

LOFT AREA
Partially boarded for storage and having electric lighting.

OUTSIDE
There are gardens to the front and rear with the front garden predominantly paved with planted areas and landscaping, adjacent to which is a good width driveway ideal for any size family car enabling doors to be fully opened etc leading to a detached garage. The rear garden has a large patio area which is south-west facing and benefits from the afternoon and evening sunshine and there is a good sized lawn for children or pets to play. To the left side of the garage is a further lawned area which is somewhat under-utilised providing potential for shed, workshop, double garage etc. The width of the driveway and the size of the rear garden offer plenty of potential for extending the house in either direction.

DIRECTIONS
From the centre of Headingley proceed along North Lane from the Arndale Centre on Otley Road, past the library and shops and restaurants, and continue through the traffic lights at Cardigan Road onto Kirkstall Lane. Continue past the cricket ground on the left and at the next traffic lights turn left into St Ann's Lane. Turn immediately right into Eden Drive and first right again into Eden Crescent. Continue to the end of the crescent where this property can be found on the right-hand side.

TENURE
Freehold.

SERVICES
Mains gas, electricity, water and drainage are connected and were working at the time of our inspection. A burglar alarm system is installed. The property is currently connected to Sky Broadband.

CAVITY WALL INSULATION
We understand cavity wall insulation has been installed along with an upgrade to the loft insulation.

APPLIANCES
Please note that if any appliances are included in the sale these will not have been tested by Moores Estate Agency and we provide no warranty or guarantee thereon.

COUNCIL TAX BAND
Band C.

VIEWING ARRANGEMENTS
Please contact our Leeds office.

OFFICE HOURS
The office is open 9am ? 5.30pm Monday to Friday, 9am ? 5pm Saturday, and 10.30am ? 4pm on Sunday. Escorted viewings and free valuations can also be conducted outside these hours by arrangement.

SALES PARTICULARS
Version No 1/JM. "