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" This spacious family semi sits at the head of an attractive cul-de-sac in ever popular Adel, only a short walk from Otley Old Road and public transport into Leeds and within easy reach of local churches, schools and general amenities. This is a light, bright, family home which has many appealing features including SOLID OAK FLOORS with complementary OAK DOORS (glazed downstairs for lots of natural light to flood through the living rooms, and solid upstairs), built-in wardrobes to the main bedroom, a LOVELY BATHROOM with corner bath and shower enclosure, including travertine tiling and a large and impressive DOUBLE GARAGE with power, lighting and a tiled floor. Gas central heating and uPVC double glazing are installed together with an alarm system and the accommodation briefly comprises a covered entrance portico, larger than average entrance hall with a dogleg staircase, a lounge and separate dining room

(with patio doors to the garden), a fitted kitchen that isn t new but has plenty of storage and appliances, three bedrooms and the previously mentioned luxury bathroom. There are lawned gardens front and rear, with good screening to the back garden and an area to the rear of the garage that offers potential for a shed or greenhouse.

ACCOMMODATION GROUND FLOOR

COVERED ENTRANCE PORTICO
Having a quarry tile floor and a uPVC double glazed entrance door with adjacent glazed side panelling leading into the?.

ENTRANCE HALL
With dogleg stairs off to first floor, solid oak flooring, wall light points, space for seating, desk, chair or bureau in front of the stairs, window to the quarter landing on the staircase and access through to the lounge and kitchen.

LOUNGE 4.00m x 4.00m

(13'1' x 13'1')
Having a picture window overlooking the front garden, coving to ceiling, wall light points, contemporary pebble-effect gas fire set into a gold limestone fire surround with white polished limestone hearth and backing and solid oak flooring to match the hallway and door. TV aerial point, satellite TV point and wiring for cable.

DINING ROOM 3.84m x 3.18m

(12'7' x 10'5')
Again with solid oak finished flooring, centre light point and patio doors opening onto the rear garden.

FITTED KITCHEN 3.03m x 2.72m

(9'11' x 8'11') at the narrowest point
Comprising a comprehensive range of fitted base and wall cupboards incorporating an inset sink unit with single drainer, one and a half bowls and monobloc mixer tap, integrated dishwasher, integrated fridge/freezer, split level oven and gas hob with overhead extractor fan, wall mounted boiler (new in 2012), splash tiling above the work surfaces, Italian porcelain tiling to the floor, window overlooking the rear garden, side door to the driveway and garage and walk-in utility cupboard presently housing the washing machine (which is negotiable).

FIRST FLOOR

LANDING
With picture window on the quarter landing of the staircase which is south facing and floods the first floor landing with excellent natural lighting.

BEDROOM ONE 4.06m x 3.31m

(13'3' x 10'10')
Having a range of fitted wardrobes running the length of one wall, an additional storage cupboard to the front and offset light point.

BEDROOM TWO 3.60m x 3.94m

(11'9' x 12'11')
Overlooking the rear garden and having a TV aerial point with bracket for wall mounted TV and an offset light point.

BEDROOM THREE 2.39m x 2.02m

(7'10' x 6'7')
Having a window to the side elevation.

BATHROOM/WC
Has a contemporary white suite incorporating a corner bath, low level wc with concealed cistern, vanity unit and cupboard upon which is a circular travertine washbasin with recessed taps, separate step-in shower cubicle with plumbed shower, ladder radiator, windows to two sides, Botticino marble tiled floor and complementary travertine tiling to the walls.

OUTSIDE
There are mature gardens to the front and rear with lawns, flowering beds, borders and mature tree and shrubbery screening. To the side of the property is a driveway leading to a double detached garage which has twin up-and-over doors, power and lighting and a tiled floor for easy cleaning. To the rear of the garage is an uncultivated area which would be ideal for a garden shed, greenhouse, water butts etc.

DIRECTIONS
From the Leeds Outer Ring Road (A6120) at the junction with the A660 Otley Road, proceed north from the Ring Road and bear left onto the Otley Old Road heading towards Adel and Cookridge. After a quarter of a mile turn right onto New Adel Lane opposite Gusto Italian restaurant. Take the second left into New Adel Gardens and then left again into New Adel Avenue where this property can be found at the head of the cul-de-sac.

TENURE
Freehold.

INSULATION
The property has cavity wall insulation and a double thickness of loft insulation in the roof space.

SERVICES
Mains gas, electricity, water and drainage are connected and were working at the time of our inspection. The combi condensing boiler was installed in December 2012.

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 D.

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 2/JM. "