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"* SPACIOUS FAMILY HOME * FOUR BEDROOMED * EXCELLENT LOCATION * OFF STREET PARKING * GARDENS TO ALL SIDES * NO ONWARD CHAIN *

IN A PARTICULARLY CONVENIENT LOCATION CLOSE TO LOCAL SCHOOLS AND TRANSPORT LINKS, THIS SPACIOUS DETACHED PROPERTY OFFERS FOUR BEDROOMED ACCOMMODATION, WITH OFF STREET PARKING AND LOVELY GARDENS.

Within easy reach of Ben Rhydding train station, bus routes and Ilkley s amenities, this spacious property would make an ideal family home. The ground floor briefly comprises an entrance porch, hallway, through sitting room, living kitchen, utility room and cloakroom. To the first floor are four bedrooms, with en suite facilities to the principal bedroom and a smart house bathroom. Externally the property benefits from gardens to three sides, with off street parking to the front and side.

Ben Rhydding is to be found on the eastern side of Ilkley. A most desirable community in its own right, favoured for its village feel with good local shops, one of the district s most sought after primary schools, train station and Wheatley Arms Hotel. Ilkley town centre is approximately a mile away and having been voted The Sunday Times Best Place to Live in the UK 2022 offers top schools, interesting independent shops and restaurants, spectacular scenery and convenient rail links. The judges were impressed by sports clubs and the opportunities they offer for young people and the energetic community spirit volunteering is a big part of life in Ilkley and the town s lovely cinema and thriving market were all launched by the local residents. Situated within the heart of the Wharfe Valley, surrounded by the famous Moors to the south and the River Wharfe to the north, Ilkley is regarded as an ideal base for the Leeds Bradford commuter.

The accommodation has GAS FIRED CENTRAL HEATING and SEALED UNIT DOUBLE GLAZING and with approximate room sizes, comprises

GROUND FLOOR

ENTRANCE PORCH
A part glazed entrance porch providing ideal coat and shoe storage space.

ENTRANCE HALL
Having wood effect tiled flooring throughout. Stairs to the first floor.

SITTING ROOM 21 x 12 6.4m x 3.66m
A wonderfully light reception room featuring a brick chimney breast with log burning stove on a slate hearth. Fitted alcove shelving and cupboards. Wood effect tiled flooring. Square bay window to the front elevation and full height window to the side elevation. Glazed double doors lead to the rear garden.

LIVING KITCHEN 17 9" x 14 5" 5.4m x 4.4m
Another lovely light and spacious room having a square bay window to the front elevation with window seat, making an ideal dining area. Space for further relaxed seating, making this a very sociable entertaining room. Wood effect tiled flooring throughout and open plan to

KITCHEN AREA 18 6" x 9 9" 5.64m x 2.97m
Fitted with modern base and wall units, together with a large central island unit incorporating breakfast bar seating. Integrated appliances include a fridge freezer, dishwasher and range style cooker with co ordinating extractor hood over. Wooden work surfaces with inset ceramic sink. Windows to the front and side elevations.

UTILITY ROOM
With fitted base units and a stainless steel sink with tiled splashback. Plumbing for a washing machine and space for tumble dryer. Window to the rear elevation.

CLOAKROOM
Fitted with a low suite wc and pedestal wash basin. Window to the side elevation.

REAR PORCH
With part tiled walls. Window to the rear elevation and stable type rear entrance door leads to the covered seating area.

FIRST FLOOR

LANDING
A spacious landing with window to the rear elevation. Loft access.

BEDROOM 12 10" x 11 11" 3.9m x 3.63m
With a large window to the front elevation offering a lovely view towards Ilkley Moor, making this a delightful principal bedroom. Fitted wardrobes.

EN SUITE SHOWER ROOM
A luxury shower room comprising a striking vanity unit with twin wash basins, low suite wc and large walk in shower. Part tiled walls, tiled flooring and window to the rear elevation.

BEDROOM 12 3" x 10 6" 3.73m x 3.2m
A spacious double bedroom. Walk in closet. Window to the front elevation.

BEDROOM 9 9" x 8 8" 2.97m x 2.64m
A further double bedroom with a walk in closet. Window to the front elevation.

BEDROOM 8 10" x 8 2.7m x 2.44m
A single bedroom with window to the rear elevation.

HOUSE BATHROOM
A stylish bathroom comprising a panelled bath with shower over, pedestal wash basin and low suite wc. Useful storage cupboard with wooden surface. Tiled flooring and part tiled walls. Two windows to the rear elevation.

OUTSIDE

PARKING
The property provides off street parking for two cars to the front and side.

GARDENS
The property stands within a lovely plot, with gardens to three sides, the side and rear being fully enclosed. To the front of the property are raised beds and a mature hedge offering privacy. To the eastern side is a principally lawned garden having mature borders. The rear garden is principally lawned with shrub borders and offers a variety of pleasant seating areas including a covered patio and stone flagged terrace. Timber garden shed.

VIEWING ARRANGEMENTS
Strictly by prior appointment with Dale Eddison s Ilkley office.

PLEASE NOTE
The extent of the property and its boundaries are subject to verification by inspection of the title deeds. The measurements in these particulars are approximate and have been provided for guidance purposes only. The fixtures, fittings and appliances have not been tested and therefore no guarantee can be given that they are in working order. The internal photographs used in these particulars are reproduced for general information and it cannot be inferred that any item is included in the sale.

TENURE
We understand the property to be Freehold.

COUNCIL TAX
City of Bradford Metropolitan District Council Tax Band F. For further details on Bradford Council Tax Charges please visit or telephone them on .

LOCATION
From Dale Eddison s Ilkley office proceed down Brook Street and take your first right hand turning into Railway Road. Follow the road to the end where it meets Little Lane and turn right. Little Lane becomes Valley Drive. The property can then be found on the left hand side after approximately half a mile, between Colbert Avenue and Fieldway.

MONEY LAUNDERING, TERRORIST FINANCING AND TRANSFER OF FUNDS REGULATIONS 2017
To enable us to comply with the expanded Money Laundering Regulations we are required to obtain identification from prospective buyers once a price and terms have been agreed on a purchase. Buyers are asked to please assist with this so that there is no delay in agreeing a sale. The cost payable by the successful buyer for this is £36 inclusive of VAT per named buyer and is paid to the firm who administer the money laundering ID checks, being Iamproperty Movebutler. Please note the property will not be marked as sold subject to contract until the appropriate identification has been provided.

FINANCIAL SERVICES
Linley and Simpson Sales Limited and Dale Eddison Limited are Introducer Appointed Representatives of Mortgage Advice Bureau Limited and Mortgage Advice Bureau Derby Limited who are authorised and regulated by the Financial Conduct Authority. We routinely refer buyers to Mortgage Advice Bureau Limited. We receive a maximum of £30 per referral.

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