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" This tastefully presented four bedroom two bathroom semi detached house is presented to a high standard and is an excellently proportioned family home. Briefly comprising: Entrance hall, living room with bay window, dining room, modern fitted kitchen, to the first floor, contemporary house bathroom with shower, two large double bedrooms, one single bedroom, to the second floor is a very well proportioned bedroom with a luxurious shower room en-suite. The property benefits from gas central heating throughout and Upvc double glazing. To the front is a paved garden and driveway providing off street parking for three cars, to the rear is an enclosed landscaped garden which has privacy due to not backing onto any houses at the rear

AREA In this quiet location the property enjoys an enviable position. Within minutes walking distance of Meanwood and its vibrant centre with bars, restaurants, shops and many woodland walks the property is ideally located. Just at the end of the road are buses which run to Leeds centre and many other areas. Just a short distance from Chapel Allerton and all it has to offer as well as close by to many desirable primary and secondary schools VENDORS COMMENTS 'The area is quiet and there are lovely views over the church, you are not overlooked at all. Our home enjoys the sunshine in the garden all day and into the evening. It's got a great private area for entertaining and BBQ's. There is a veg patch if you want to grow your own and an established herb garden. Its all low maintenance. It's easy access to Leeds, walks and cycles in Meanwood Park and of course Waitrose!' GROUND FLOOR Composite Door to: ENTRANCE HALL Slate tiled floor, stairs to first floor, central heating radiator, wooden door to living room and dining room LIVING ROOM 4.10m x 3.74m into bay (13'5' x 12'3' into bay) Upvc double glazed square leaded bay window to the front, coving, ceiling rose, feature tiled hearth and surround with gas fire with wooden fire place and mantel, central heating radiator DINING ROOM 3.34m x 4.15m

(10'11' x 13'7') Solid Oak flooring, coving, central ceiling rose, feature iron fire surround and black tiled hearth, understair store cupboard, Upvc double glazed window to the side, central heating radiator, wooden door to kitchen FITTED KITCHEN 2.03m x 3.27m

(6'8' x 10'9') Modern gloss black wall and base units, solid wooden work tops, space for range oven, contemporary black sink with drainer, two Upvc double glazed Windows, Upvc double glazed stable door style door to rear garden, spot ceiling lighting, plumbed for dishwasher and washing machine, single central heating radiator, solid wood flooring, Combi gas central heating boiler, grey splash back tiling HALLWAY Wooden hand rail and balustrade which is a lovely feature FIRST FLOOR BEDROOM 1 4.27m x 3.77m (14'0' x 12'4') Upvc double glazed square leaded bay window to the front, space either side of chimney breast for wardrobes, central heating radiator BEDROOM 2 Upvc double glazed window to the rear, central heating radiator BEDROOM 3 Upvc partially frosted double glazed window to the side, central heating radiator HOUSE BATHROOM Modern white suite comprising of low wc, bath with shower above with shower screen, fully wall tiled in cream mosaic HALLWAY Stairs to the second floor, Veluxe window SECOND FLOOR BEDROOM 4 2.25m x 4.74m

(7'5' x 15'7') A light bright lovely bedroom
Upvc double glazed window to the rear with pleasant views, Veluxe Upvc double glazed window, Upvc double glazed windows to the side, sliding doors concealing excellent large storage area, sliding door to en-suite shower room EN-SUITE SHOWER Fully tiled walls in contemporary stone grey tiles, stainless steel heated towel rail, white suite comprising of low wc, wash basin, separate shower cubicle with shower, ceiling spot lighting, grey stone tile flooring, Upvc double glazed window OUTSIDE To the rear a delightful enclosed garden which has been fully landscaped with a dining area and planted boarders with railway sleepers, to the front is a paved driveway providing off street parking for several cars TENURE FREEHOLD COUNCIL TAX BAND C EPC Rating E VIEWINGS Please ring us to make an appointment. We are open from 9am to 5.30pm Monday to Friday, 9am to 4pm on Saturdays and 10am to 3pm on Sundays. DIRECTIONS From our office on Stonegate Road turn right onto Green Road (next to Waitrose) travel along passed the shopping parade and turn right onto Church Avenue where you will find the property a short distance along on the left hand side FIXTURES AND FITTINGS NONE OF THE SERVICES OR FITTINGS AND EQUIPMENT HAVE BEEN TESTED AND NO WARRANTIES OF ANY KIND CAN BE GIVEN, ACCORDINGLY, PROSPECTIVE PURCHASERS SHOULD BEAR THIS IN MIND WHEN FORMULATING THEIR OFFERS. THE SELLER DOES NOT INCLUDE IN THE SALE ANY CARPETS, LIGHT FITTINGS, FLOOR COVERINGS, CURTAINS, BLINDS, FURNISHINGS, ELECTRIC/GAS APPLIANCES (WHETHER CONNECTED OR NOT) OR ANY OTHER FIXTURES AND FITTINGS UNLESS EXPRESSLY MENTIONED IN THESE PARTICULARS AS FORMING PART OF THE SALE. MEASUREMENTS: DUE TO THE VARIATIONS AND TOLERANCES IN METRIC AND IMPERIAL MEASUREMENTS, MEASUREMENTS CONTAINED IN THE PARTICULARS MUST NOT BE RELIED UPON FOR ORDERING CARPETS/FURNITURE ETC. THE BOUNDARIES OF THE PROPERTY HAVE NOT BEEN VERIFIED FROM A DEED PLAN; PURCHASERS ARE ADVISED TO MAKE THEIR OWN ENQUIRIES FROM THEIR OWN SOLICITOR BEFORE EXCHANGE OF CONTRACTS Please note this brochure has not been vendor checked and is subject to alteration Alan Cooke Estate Agents MW Ltd. Incorporated in England 8067460 NONE OF THE SERVICES OR FITTINGS AND EQUIPMENT HAVE BEEN TESTED AND NO WARRANTIES OF ANY KIND CAN BE GIVEN, ACCORDINGLY, PROSPECTIVE PURCHASERS SHOULD BEAR THIS IN MIND WHEN FORMULATING THEIR OFFERS. THE SELLER DOES NOT INCLUDE IN THE SALE ANY CARPETS, LIGHT FITTINGS, FLOOR COVERINGS, CURTAINS, BLINDS, FURNISHINGS, ELECTRIC/GAS APPLIANCES (WHETHER CONNECTED OR NOT) OR ANY OTHER FIXTURES AND FITTINGS UNLESS EXPRESSLY MENTIONED IN THESE PARTICULARS AS FORMING PART OF THE SALE.

MEASUREMENTS: DUE TO THE VARIATIONS AND TOLERANCES IN METRIC AND IMPERIAL MEASUREMENTS, MEASUREMENTS CONTAINED IN THE PARTICULARS MUST NOT BE RELIED UPON FOR ORDERING CARPETS/FURNITURE ETC.

THE BOUNDARIES OF THE PROPERTY HAVE NOT BEEN VERIFIED FROM A DEED PLAN; PURCHASERS ARE ADVISED TO MAKE THEIR OWN ENQUIRIES FROM THEIR OWN SOLICITOR BEFORE EXCHANGE OF CONTRACTS. "