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"A deceptively spacious detached family home, positioned on a good sized plot, with well maintained gardens to the front and rear. Briefly comprises; entrance hall, living room, kitchen, open plan dining/sitting room, first floor landing, three bedrooms, bathroom with separate w.c. EPC rating E54.

DETAILS This deceptively spacious three bedroom detached family home is situated in this sought after area of Sandal and positioned on a good sized plot, with well maintained gardens to the front and rear.

The accommodation briefly comprises; entrance hall, living room, kitchen, open plan dining/sitting room with sliding patio doors to the rear garden, first floor landing, three good sized bedrooms and the house bathroom with separate w.c.

Outside, there is a rockery-style tiered garden to the front with pathway and steps leading to the front entrance door. The large rear garden offers a fantastic space for entertaining and dining. The garden incorporates paved patio areas, a good sized lawn and a range of established plants, trees and shrubs. To the rear a private tarmacadam driveway (with remote controlled electric gates) leads to an off street detached double garage with up and over doors.

Located in this sought after part of Sandal, which plays host to a range of amenities including shops, schools, local bus routes and easy access to Sandal/Agbrigg Train Station and the M1 motorway network, ideal for the commuter.

An early viewing comes highly recommended to see the full potential this property has to offer.
 

ACCOMMODATION  

ENTRANCE HALL Timber front entrance door leading into the entrance hall. Central heating radiator, staircase to the first floor landing with under stairs storage cupboard and UPVC double glazed frosted window to the side. Doors to the living room, dining/sitting room and kitchen. 

LIVING ROOM 11' 11' x 11' 10' (3.64m x 3.63m) Wooden framed walk-in bay window with secondary glazing in place to the front, central heating radiator, coving to the ceiling and a living flame effect gas fire on a tiled hearth with slate surround and wooden mantle. 

DINING ROOM 11' 11' x 11' 10' (3.65m x 3.63m) Wall mounted gas fire and opening into the sitting room. 

SITTING ROOM 9' 3' x 10' 9' (2.83m x 3.28m) Aluminium framed sliding patio doors to the rear garden, UPVC double glazed window to the side and three wall lights. 

KITCHEN 12' 4' x 6' 2' (3.78m x 1.90m) Wall and base units with laminate work surface over and tiled splash back above. Stainless steel sink and drainer, plumbing for a washing machine, space for an under counter fridge, integrated oven and grill, four ring gas hob with cooker hood above, timber framed double glazed window to the rear, UPVC double glazed window to the side and timber side entrance door. 

FIRST FLOOR LANDING Doors to three bedrooms and the house bathroom with separate w.c. Loft access and UPVC double glazed window to the side. 

BEDROOM ONE 12' 0' x 10' 9' (3.66m x 3.28m) UPVC double glazed window to the rear, central heating radiator and fitted wardrobes with matching storage cupboards and dressing table. 

BEDROOM TWO 10' 10' x 11' 10' (3.32m x 3.63m) UPVC double glazed window to the front, central heating radiator and fitted wardrobes with matching over-bed storage cupboards. 

BEDROOM THREE 8' 6' x 7' 7' (2.60m narrowing to 1.90m x 2.32m) An L-shaped room with a UPVC double glazed window to the front and central heating radiator.  

HOUSE BATHROOM 6' 4' x 7' 7' (1.95m x 2.32m) Ceramic bath, pedestal wash basin, UPVC double glazed frosted window to the rear, central heating radiator and airing cupboard. 

SEPARATE W.C. Low flush w.c. and double glazed window to the side. 

OUTSIDE There is gated access onto the pathway with steps leading up the to the front entrance door. The garden is tiered with rockery-style plants, shrubs and pebbled sections. The rear garden is of a generous sized and offers a fantastic space for entertaining and al fresco dining, with two paved patio areas, a well maintained lawn and an abundance of mature plants, trees. A tarmacadam driveway provides off street parking leading to the detached double garage with twin up and over doors. Outside lighting and water point. 

DIRECTIONS Leave the centre of Wakefield via Kirkgate/A61 and bear right onto Barnsley Road/A61. Turn right onto Manygates Lane and the property can be found on the left hand side, indicated by our for sale board. 

VIEWINGS To view please contact our Wakefield office and they will be pleased to arrange a suitable appointment. 

EPC RATING To view the full Energy Performance Certificate please call into one of our five local offices. 

LAYOUT PLANS These floor plans are intended as a rough guide only and are not to be intended as an exact representation and should not be scaled. We cannot confirm the accuracy of the measurements or details of these floor plans. "