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" A NEWLY UPGRADED and LARGER THAN AVERAGE semi detached house in the heart of Headingley, close to the TRAIN STATION, within a short walk of shops and amenities and only a 15 MINUTE WALK to the BECKETT PARK CAMPUS. The spacious accommodation benefits from GAS CENTRAL HEATING, uPVC DOUBLE GLAZING and selective BUILT-IN FURNITURE to the bedrooms, and can be used as either a 4 or 5 BEDROOM house, having either 4 bedrooms, a bathroom/wc, guest wc, sitting room and a very large DINING KITCHEN, or with the dining kitchen used as an OPEN PLAN LOUNGE/DINER/KITCHEN the sitting room can be used as a 5th bedroom. As a 5 bedroom house there is potential for a rental income of over ?18,000 per annum, offering an attractive 8% yield on the asking price.

DETAILS GROUND FLOOR 0' 0 x 0' 0 (0.00m x 0.00m)
ENTRANCE HALL
Having stairs off to first floor with turned balustrading, useful under stairs cupboard, access to the lounge, guest wc, ground floor bedroom/study and the dining room, and having white panelled doors with steel handles and brushed steel electric sockets which is the theme to be found throughout.

LOUNGE
13' 9 x 12' 0 (4.20m x 3.66m)
With a bay window to the front, TV aerial point, coving to ceiling and centre light point.

DOWNSTAIRS WC
Having a low level wc, corner washbasin, full tiling to the walls, tiled floor, corner vanity cupboard and extractor fan.

GROUND FLOOR BEDROOM
9' 10 x 8' 4 (3.00m x 2.54m)
Comprising a built-in bed with integral drawers beneath, bedside cabinet, double wardrobe and desk unit with drawers, laminate floor, centre light point, four electric power points and windows to two aspects.

DINING ROOM
11' 11 x 10' 4 (3.63m x 3.14m)
With a laminate floor and centre light point and archway leading through to the.

KITCHEN
11' 7 x 7' 3 (3.52m x 2.20m)
Having a comprehensive range of contemporary base and wall cupboards incorporating an inset stainless steel sink unit with single drainer, integrated split level oven and hob with overhead filter hood, six electric power points, plumbing for automatic washer, window overlooking the rear garden, additional Velux window to enhance natural lighting, coving to ceiling, halogen lighting and polished tiled floor.

FIRST FLOOR

FRONT DOUBLE BEDROOM
12' 7 x 12' 8 (3.83m x 3.86m)
Having two double wardrobes either side of the chimney breast, dresser and drawers and two matching bedside cabinets. Laminate floor, centre light point, six electric power points and bay window.

REAR DOUBLE BEDROOM
11' 4 x 11' 4 (3.45m x 3.45m)
With double wardrobe, matching bedside cabinet and four electric power points.

FRONT BEDROOM
10' 4 x 8' 4 (3.16m x 2.53m)
Having a bay window, fitted wardrobe and fitted furniture similar to the ground floor bedroom along with laminate floor, power points etc.

BATHROOM/WC
9' 8 x 8' 7 (2.94m x 2.61m)
Comprising a P-shaped bath, vanity unit and washbasin, separate shower cubicle with plumbed shower including body and rainhead shower units, built-in airing cupboard with combi central heating boiler, low level wc, ladder radiator, extractor fan, loft access and full ceramic wall tiling with complementary tiled floor.

OUTSIDE
There are low maintenance flagged gardens front and rear with off-road parking.

DIRECTIONS
From the centre of Headingley, by the junction of the A660 Otley Road and North Lane, proceed along North Lane, past the arc bar and Trio and continue through the traffic lights at the junction with Cardigan Road onto Kirkstall Lane. Proceed past the cricket ground and just before the traffic lights with Queenswood Drive turn right into Ash Road. Continue across Canterbury Drive and this property can be found on the right-hand side just before the right-hand bend.
TENURE
Freehold.
SERVICES
Mains gas, electricity, water and drainage are connected and were working at the time of our inspection. A burglar alarm system is installed along with hard-wired smoke detectors and emergency lighting.
APPLIANCES
Please note that if any appliances are included in the sale these will not have been tested by David Moor Estate Agents and we provide no warranty or guarantee thereon.
COUNCIL TAX BAND
Band C.
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 call at 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 1/JM. "