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SUMMARY
Immaculately presented and renovated to an extremely high standard this stunning home would suit the family or those requiring a professional touch. Standing proud on Broomhall Avenue this property MUST be viewed to be fully appreciated.


DESCRIPTION
Immaculately presented and renovated to an extremely high standard a stunning home which would suit the family or those requiring a professional touch. Comprising bright and airy entrance hallway with Indian slate flooring continues through into the utility room, separate snug, open plan dining kitchen/family room which benefits from underfloor heating and a variety of NEFF integral appliances and bi-folding door overlooking the well manicured gardens and open aspect, two further reception rooms, main lounge with a bay window overlooks the tree lined Avenue, downstairs w.c. To the first floor there are three good sized bedrooms and a stunning four piece bathroom featuring his 'n' her wash basins with waterfall style taps and underfloor heating. The property has ample outside storage, ample off road parking to the front with two entrances to the driveway as well as a good size garage with electric powered doors. From the front of the property the secure and enclosed rear gardens can be accessed via both sides of the property. The rear being a wonderful area for the family. Ideally located for Wakefield City Centre, Wakefield Estate Railway Station. Viewing by Appointment. Attractively Priced. MUST be viewed - NOT TO BE MISSED.

Entrance Hallway 
Composite front entrance door with chrome fixtures and panels above and a upvc leaded glazed window to the side. Indian slate flooring in a charcoal finish continues through into the kitchen. Staircase with an oak open banistrail with spindles to the first floor. Radiator with thermostat, understairs storage cupboard, deep skirting boards, ceiling downlights, internal doors in an oak finish with chrome fixtures.

Downstairs W.C. 
Indian stone flooring continues into the downstairs w.c. Low level flush w.c., pedestal wash basin with mixer tap, radiator with thermostat, deep skirting boards, extractor fan.

Lounge 17' 8" x 13' 11" ( 5.38m x 4.24m )
Upvc leaded glazed bay window to the front aspect. with a beautiful view of the tree lined Avenue. Radiator with thermostat. Upvc windows to the side aspect. Log burner to the chimney breast, natural stone lintel, tv point, electric sockets in a graphite style finish, deep skirting boards.

Snug/playroom 12' 1" Max x 14' 1" Max ( 3.68m Max x 4.29m Max )
Upvc window to the side aspect. Radiator with thermostat, tv point, deep skirting boards.

Utility Room 9' 2" x 7' 2" ( 2.79m x 2.18m )
Composite stable style door with chrome fixtures and upvc glazed window. Velux style window and downlights to the ceiling. A range of base units in a cream finish with chrome fixtures, granite style work surface with upstand, plumbing for a washing machine, space for other utilities, radiator, deep skirting boards. Access into the garage.

Integral Garage 23' 2" x 10' Max ( 7.06m x 3.05m Max )
Substantially larger than a single garage with electric doors to the front. Hardwood window to the side aspect. Boiler housed here.

Open Plan 


Dining Kitchen/family Room 11' 10" x 32' 5" Max ( 3.61m x 9.88m Max )
Indian slate flooring continues from the hallway. Underfloor heating. Upvc leaded glazed window to the rear with an open aspect. Bi-folding doors. Two velux style windows and downlights to the ceiling. Two good sized radiators in the sitting area of the open plan dining kitchen. A range of base and wall units, larder cupboard space with chrome fixtures, granite style work surface over, plinth lighting, breakfast bar area, integrated one and a half size sink with mixer tap and drainer into the worktop, NEFF integrated appliances to include a five ring gas hob, double extractor fan with downlights, coffee machine, microwave, double oven and grill, wine cooler, dishwasher. Space for an American fridge freezer. Natural stone to the wall in neutral shades to one wall. Electric sockets in a chrome finish, deep skirting boards.

First Floor Landing 
Radiator, upvc leaded glazed window to the side aspect. Loft access, airing cupboard, deep skirting boards.

Bedroom 1 14' 11" Max x 13' 9" Max ( 4.55m Max x 4.19m Max )
Upvc leaded glazed window to the front aspect. Radiator with thermostat, full height wardrobes to include three doubles and a single. Deep skirting boards.

Bedroom 2 11' 11" x 10' 11" ( 3.63m x 3.33m )
Upvc window to the rear aspect. Radiator. Deep skirting boards.

Bedroom 3 8' 11" x 7' 11" ( 2.72m x 2.41m )
Upvc window to the front aspect. Built-in double wardrobe. Radiator, deep skirting boards.

Bathroom 
Upvc leaded glazed window to the rear aspect. Double ended free standing bath with a central waterfall style mixer tap and shower attachment, walk-in shower cubicle with a glass shower screen rainfall style shower , low level flush w.c., his 'n' her wash basin with waterfall style taps set within vanity units in a walnut finish, travertine tiles to both floor and to the walls, underfloor heating, ceiling downlights, extractor fan, shaver point.

Outside 
To the front of the property there are two entrances onto the pebbled driveway, garage with electric doors. The rear can be accessed via both sides of the property. The rear garden is enclosed with wooden fenced boundaries and has an open aspect Indian stone paving, lawned and well stocked gardens, low maintenance plum slate area to the rear with further outside lighting, further patio terrace adjacent to the kitchen. Huge potential to extend further to create a second floor to the property (Subject to planning permission).



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.