"**AVAILABLE EARLY FEBRUARY**FURNISHED/UNFURNISHED** FEES & DEPOSIT APPLY**NO SHARERS** SPACIOUS & MODERN FOUR bedroom family home with GARDENS, SHARED DRIVEWAY & GARAGE. EASY ACCESS to city centres, the PARK, amenities & EXCELLENT TRANSPORT LINKS - Headingley TRAIN ST., closeby! Over THREE floors. LARGE LOUNGE, OPENS to MODERN, QUALITY KITCHEN/DINER, TWO beds., & BATHROOM to 1st floor & MASTER bed., with ENSUITE SHOWER ROOM to 2nd floor. HIGH SPEC., FINISH THROUGHOUT, uPVC dg,, & gas ch. NO Pets, NO Smokers. EPC -

INTRODUCTION An extremely well presented, spacious and stylish Four bedroom family home sited over three floors, with gardens front and rear, a shared driveway and a garage. Situated close to Leeds city centre, excellent amenities, schools and great transport links. Headingley, Burley and Kirkstall train stations are all close to hand for those needing to commute. Comprises, to the ground floor, a great size lounge with attractive decor theme, solid wood flooring, feature inset wood burning stove set into chimney breast and large window to the front elevation. An archway opens through into the modern and contemporary kitchen/diner which has a high gloss, fitted kitchen with integrated electric oven, four point gas hob, extractor, fridge freezer and dishwasher. The solid wood flooring from the lounge continues through to the kitchen/diner and sliding doors lead out to the rear garden and there's a window to the rear. Just off the kitchen is a really useful utility room where there is a washing machine, fitted units, worktops and a door and window out to the side. Upstairs are two bedrooms, the third currently used as a study and a fully tiled house bathroom with white suite comprising panelled bath with shower over, shower screen, pedestal wash hand basin and WC. A staircase from the landing leads up to the master bedroom which is stunning with solid wood flooring, inset spotlighting, feature paper decor to alcove, neutral decor to remainder and Velux window to the rear. Just off the bedroom as a luxury ensuite shower room. A delightful, modern and extremely well presented family home! LOCATION The proprety is located very close to Headingley centre, a bustling village with a vibrant mix of residents and well served by an abundance of superb amenities including shops, banks, eateries bars, the cinema, excellent schools etc. There are regular public transport links into Leeds City Centre, Kirkstall, Otley and surrounding areas. The renound Headingley Stadium is within walking distance where rugby/cricket can be perused at ones leisure. The University of Leeds is easily accessed via short bicylcle/bus ride. A wide selection of Golf clubs, leisure facilities and superb open countryside are almost on the doorstep and for the more travelled commuter Leeds/Bradford International Airport is a short drive away. HOW TO FIND THE PROPERTY From our office on New Road Side, LS18 4QD. Take Stanhope Dr to Broadway/Ring Rd And Head east on New Road Side towards Featherbank Avenue, Turn left onto Sunnybank Avenue then Continue onto Stanhope Drive. From here Follow Ring Road and Otley Road to Shaw Lane in Leeds and Turn right onto Broadway to Continue to follow Ring Road At the roundabout, take the 3rd exit onto Otley Road At the next roundabout, take the 1st exit and stay on Otley Road then Take Grove Lane The Vale and Turn left onto Shaw lane then a Slight right onto Grove Lane and a right Turn onto Meanwood Road. Finally Turn right onto The Vale and the property can be identified by our 'TO LET' Board. FEES AND DEPOSITS An administration fee is applicable of ?120 inc VAT per application and a reference check fee of ?40.00 inc VAT per applicant. All reference checks are carried out through an independent referencing company. Please note that once the referencing has started this is non refundable. Also a security fee of a minimum of ?200 will be required on application. This fee will be deducted from your first months rent, on contract start date. Please note - if you withdraw from the let or fail the reference procedure, this ?200 fee will be used to compensate the landlord for withdrawing the property from the market. The remainder of the rent is payable before occupation of the property. A full deposit is one months rent plus one quarter = ?1245. ACCOMMODATION GROUND FLOOR uPVC double glazed entrance door to ... ENTRANCE HALL With neutral decor and dark carpet. Staircase up to first floor and doors to ... LOUNGE 4.2 x 3.8 (13'9' x 12'5') A good size reception room with solid wood flooring, wood burning stove (FOR DECORATIVE PURPOSES ONLY) set into chimney breast wall with attractive decor theme. Large window to the front elevation making it lovely and light and archway through to the ... KITCHEN/DINER 4.8 x 2.6 (15'8' x 8'6') A lovely modern kitchen/diner with the continuation of the solid wood flooring from the lounge, complementary decor theme and sliding doors out to the rear garden. There is a window to the rear elevation too. Contemporary, modern white high gloss fitted kitchen with solid wood worksurfaces. Integrated electric oven with four point gas hob and extractor over. Integrated fridge freezer an dishwasher. Attractive tiling to splashbacks and door to the useful utility room. Inset spotlighting, under unit lighting and ample space for kitchen table and chairs. UTILITY 3.1 x 1.1 (10'2' x 3'7') An essential room for the busy family home with a washing machine, fitted units, worktops and window to the side elevation. There is a door out to the side elevation. FIRST FLOOR LANDING With neutral decor scheme, dark carpet and doors to ... BEDROOM ONE 3.4 x 2.9 (11'1' x 9'6') A double bedroom with feature colour to one wall, dark carpet and neutral decor to remainder. Window to the rear elevation with pleasant outlook over the garden. BEDROOM TWO Good size double bedroom with fitted wardrobes and netural decor. Window to front elevation. BEDROOM THREE/STUDY 1.9 x 1.9 (6'2' x 6'2') Currently used as a study with a window to the front elevation. BATHROOM 2.4 x 1.9 (7'10' x 6'2') Fully tiled in attractive ceramics separated by a border. Incorporating a white panelled bath with shower over, glass shower screen, pedestal wash hand basin and WC. Tile effect flooring and window to the rear elevation. SECOND FLOOR MASTER BEDROOM 6.3 x 3.2 (20'8' x 10'5') A truly stunning space with solid wood flooring, feature decor to alcove and neutral to remainder, inset spotlighting and Velux window to the rear elevation. ENSUITE SHOWER ROOM 2.6 x 1.4 (8'6' x 4'7') Comprising corner shower cubicle with contemporary rainfall style shower head, chrome heated towel rail, WC and wash hand basin. Black tiled floor, neutral ceramics to wet areas and neutral decor to remainder. Window to the front elevation. OUTSIDE There are lawned gardens to the front and rear. The rear garden is fully enclosed with a paved path and seating area. The garden has a pond feature. There is a shared driveway to the front leading to a garage. BROCHURE DETAILS Hardisty and Co prepared these details, including photography, in accordance with our estate agency agreement."