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" This TWO BEDROOM GROUND FLOOR FLAT has a PRIVATE GARDEN to the rear, which although uncultivated at present could be beautiful for those with green fingers . The interior is reasonably modern with laminate flooring in the lounge, digital TV connection, uPVC double glazing and an over-bath electric shower. These flats are popular with both first time buyers and Buy-to-Let investors; the rental return is very attractive at around 8% gross. Situated close to access links into the centre of Leeds, and being close to Horsforth, Kirkstall and Headingley centres the amenities within a two mile radius are excellent, including Kirkstall Abbey and the museum, various restaurants, pubs and bars, as well as supermarkets and High Street shops. Nearby trails along the canal and through Hawksworth Wood are good for biking or walking and the Kirkstall Warner Village is less than two miles away offering a wide selection of leisure facilities including bowling alley, cinema, nightclub and various restaurants. The seller is willing to negotiate taking into account the lease has 66 years left to run. It would be necessary for the lease to be extended should you require a mortgage.

ACCOMMODATION ENTRANCE LOBBY
With useful cloaks cupboard and giving access through to the lounge.

LOUNGE
5.17m x 3.27m

(16'11' x 10'8') maximum
Having laminate floor, electric fire, twin ceiling light points, digital TV aerial point, access through to the inner hall and access through to the kitchen.

KITCHEN
2.89m x 1.16m

(9'5' x 3'9')
Comprising a range of modern base and wall units incorporating an inset stainless steel sink unit with one and half bowls and monobloc mixer tap, slot-in gas cooker with overhead filter hood, space for fridge/freezer, space and plumbing for automatic washing machine, partial ceramic wall tiling above the work surfaces, spotlighting to the ceiling and laminate floor.

BEDROOM ONE
3.94m x 2.63m

(12'11' x 8'7'narrowing to 1.16m

(3'9') in a recess ideal for a range of wardrobes
Centre light point and French window to the rear garden.

BEDROOM TWO
2.43m x 1.66m

(7'11' x 5'5')

BATHROOM/WC
1.87m x 1.53m

(6'1' x 5'0')
Having a panelled bath with electric shower over, pedestal washbasin, low level wc, centre light point, extractor fan and vanity mirror.

OUTSIDE
There is an open-plan garden to the front mainly laid to lawn and an enclosed garden to the rear with lawns, shrubbery and garden shed.

DIRECTIONS
Follow the A65 Kirkstall Road out of Leeds from the city centre. Continue past Kirkstall Abbey on the left and after approximately another 500 yards turn right into Abbeydale Way (just after the hand car wash on the right). Follow the road around to the left onto Abbeydale Mount where this property can be found on the right-hand side, with an elevated sunny aspect to the front.

TENURE
Leasehold.

SERVICES
Mains gas, electricity, water and drainage are connected and were working at the time of our inspection.

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.

PURCHASING PROCEDURE
Once you are interested in purchasing this property please contact our office to make your offer and register your interest. This should be done before contacting a Building Society, Bank or Solicitor. Any delay may result in the property being sold to someone else, and survey and legal fees being unnecessarily incurred.

SALES PARTICULARS
Version No 2/JM. "