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" A two bedroom first floor flat READY TO WALK INTO, only TWO MILES FROM THE CITY CENTRE and around the corner from all the shops and amenities on Town Street, perfect for either first time buyers or as a buy-to-let rental property. Double glazed, centrally heated and with a modern kitchen and a LARGE WET ROOM/BATHROOM, the flat has a large main bedroom with a walk-in wardrobe, a second bedroom capable of taking a double bed, and PLENTY OF STORAGE - significantly more than most flats of this size. A unique feature is the PRIVATE GARDEN AND PATIO area, with the main entrance well away from the road - although this flat is located on a NO THROUGH ROAD limiting cars to residents and visitors only. CLEAN AND WELL DECORATED, this is a property that MUST BE VIEWED PERSONALLY to be fully appreciated.

ACCOMMODATION PRIVATE ENTRANCE LOBBY
With stairs off to the first floor landing.

FIRST FLOOR LANDING
Giving access to the lounge, both bedrooms, the wet room and five cupboards including a central heating boiler cupboard, airing cupboard with hot water tank, a utility cupboard with space for a freezer and tumble dryer and two further storage cupboards.

LOUNGE
17' 4 x 11' 10 (5.29m x 3.61m)
Having a picture window to the front, twin ceiling light points, TV aerial point and door through to?.

FITTED KITCHEN
11' 9 x 6' 2 (3.59m x 1.89m)
Comprising a range of modern fitted base and wall cupboards incorporating a stainless steel sink unit with single drainer, integrated split level oven with halogen hob and overhead filter hood, space and plumbing for automatic washing machine, space for fridge/freezer, splash tiling above the work surfaces and an outlook over the rear.

BEDROOM ONE
10' 11 x 10' 11 (3.34m x 3.32m)
With offset light point, TV aerial point and a fitted walk-in wardrobe.

BEDROOM TWO
11' 0 x 5' 11 (3.35m x 1.80m)

WET ROOM
Being fully tiled and having a shower area with electric shower, bracket washbasin, low level wc, wall mounted corner cupboard, extractor fan and external window.

OUTSIDE
This flat owns the footpath and garden to the side as well as the garden to the rear and the patio area and garden shed.

DIRECTIONS
From the Armley Gyratory (A58M/A643/B6154/A647 junction) proceed south-west along the B6154 Wellington Road towards Wortley and follow the road to the right onto Tong Road. Turn first right on Tong Road into Green Lane and follow the road around the left-hand bend and up the hill onto Hall Lane. Just at the brow of the hill after the walls of Armley Prison and the field end, turn right into Stott Street. This becomes Abbott Road as you descend the hill and this property can be found on the left with a lay-by in front of the gate (handy for parking).

TENURE
Leasehold.

SERVICES
Mains gas, electricity, water and drainage are connected and were working at the time of our inspection. Cavity wall and loft insulation have been 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 A.

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. "