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An attractive modern 4 double bedroom, 2 bathroom detached family house in an enviable position with a sunny west facing rear garden which will enjoy the best of the afternoon and evening sun in the summer thanks to its westerly orientation. The rear aspect is a delight as there are no houses overlooking from behind, just a backdrop of trees.

The entrance hallway leads through to the spacious open plan kitchen dining room which also has space for a sofa or other relaxed seating, and fabulous bi folding doors that create a large opening that flows almost seamlessly out to the rear patio. The kitchen has a tiled floor and is fitted with a range of wall and base units with luxury granite worktops, a five ring gas hob, overhead extractor, a double oven, and integrated microwave, fridge freezer and dishwasher. There is also an understairs utility cupboard with space and plumbing for a washing machine.

The comfortable lounge is at the front and features a square bay window and two side windows. Off the tiled entrance hallway is a cloakroom WC and a door into the integral garage.

On the first floor there are 4 double bedrooms including a principal bedroom at the rear which has fitted wardrobes and an ensuite shower room WC. There is also a family bathroom WC with a shower over the bath, and both bathrooms have part tiled walls and tiled floors.

The property has gas central heating, double glazing and an energy performance rating EPC of C.

The house is set back behind a lawned front garden with a mature hedge and a driveway for two cars in front of the garage which has an electric door, an electric car charger, and a door at the back into the rear garden. A side gate provides access into the sunny west facing rear garden which has a lawn, planted raised borders and an extensive patio that feels like an extension of the kitchen dining room when the bi folding doors are open. The boundary for this property actually extends beyond the rear garden fence, where a gate gives access to the wooded area behind, where there is a steep bank which runs down to the river Foss below.

Royal Avenue is an attractive modern development built in 2015 and conveniently situated just 1.8 miles north of York s city walls and less than half a mile from the highly regarded Huntington Secondary School.

Council Tax

Band F. 2025 2026 Approx. £3118

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IMPORTANT NOTE TO POTENTIAL PURCHASERS & TENANTS
We endeavour to make our particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. The services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All photographs and measurements have been taken as a guide only and are not precise. Floor plans where included are not to scale and accuracy is not guaranteed. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. POTENTIAL PURCHASERS Fixtures and fittings other than those mentioned are to be agreed with the seller. POTENTIAL TENANTS All properties are available for a minimum length of time, with the exception of short term accommodation. Please contact the branch for details. A security deposit of at least one month s rent is required. Rent is to be paid one month in advance. It is the tenant s responsibility to insure any personal possessions. Payment of all utilities including water rates or metered supply and Council Tax is the responsibility of the tenant in most cases.

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