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"This TWO DOUBLE BEDROOM ground floor flat would be excellent for first time buyers on a limited budget or as a Buy-to-Let investment for someone with ?90,000 earning a meagre 1% or so in a building society account. Having doubled in value in 15 years, DESPITE THE RECESSION, and now easily capable of generating ?6,000 or more per annum

(nearly 7% plus capital growth!) this is an opportunity not to be dismissed lightly. The flat is fairly plain on the outside and ideally the rendering needs touching up, but the interior is ready for someone to walk into. The quality of finish is not outstanding, but tenants and first time buyers will love the bold colour scheme, laminate flooring and modern appliances and fittings. The GAS CENTRAL HEATING and DOUBLE GLAZING are enhanced by an AIR FILTRATION unit, to reduce pollutants and to help minimise condensation perfect for sharers in rented accommodation. The location could hardly be bettered for the price - MOORTOWN CORNER and MOOR ALLERTON shopping centres are easily accessible and there are regular transport services for quick and easy access to town. The nearby Ring Road provides excellent communications to Wetherby, Harrogate, York and Bradford as well as the A1/M1 link road. *FURNITURE AVAILABLE - ?500*.

ACCOMMODATION ENTRANCE HALL
With private front entrance door having air filtration unit above providing a constant flow of air through the building to minimise pollutants and reduce condensation. The hall has two good storage cupboards ideal for coats, vacuum cleaners, boots etc and gives access to all principal rooms.

LOUNGE
4.65m x 3.58m

(15'3' x 11'8')
Having a bay window to the front, laminate floor, centre light point and TV aerial point.

KITCHEN
3.31m x 2.37m

(10'10' x 7'9')
Has a range of modern fitted base and wall cupboards incorporating an inset stainless steel sink unit with single drainer, space and plumbing for washing machine, space and plumbing for dishwasher, integrated split level oven and hob with overhead filter hood, splash tiling above the work surfaces, space for fridge/freezer and rear door leading out to the communal gardens.

BEDROOM ONE
3.81m x 3.51m

(12'5' x 11'6')
With a built-in cupboard, laminate floor, TV aerial point and an aspect over the gardens to the front.

BEDROOM TWO
3.44m x 3.12m

(11'3' x 10'2')
Having laminate floor, built-in boiler cupboard housing the Vokera combi central heating boiler, aspect over the rear garden and TV aerial point.

BATHROOM/WC
Has a combined suite comprising a panelled bath with electric shower over, pedestal washbasin, low level wc, full ceramic wall tiling and air extraction unit.

OUTSIDE
There are communal gardens surrounding the properties with ample on-street car parking.

DIRECTIONS
From Marks & Spencer at Moortown Corner proceed up the A61 Harrogate Road to the roundabout at the junction with the A6120 Leeds Outer Ring Road and turn right towards Shadwell. After only 200 yards turn left into the Sandringham estate where this property can be found almost in front of you, slightly to the right on the corner.

TENURE
Leasehold.

SERVICES
Mains gas, electricity, water and drainage are connected and were working at the time of our inspection. Digital TV connection is installed.

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 B.

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 1.1/JM."