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" *** GUIDE PRICE £250,000 - £260,000 ***

Reeds Rains Wakefield are proud to present to market this four bedroom home which is located in the heart of Woolley Grange.

Internally this property briefly comprises of; entrance hall, downstairs WC, integral garage, kitchendiner, first floor landing, living room, fourth bedroom, family bathroom, second floor landing, main bedroom with en-suite, third bedroom, third floor landing and second bedroom with en-suite.

Externally this property sits on a corner plot so as well as offering parking to the front there is an enclosed rear garden and a well landscaped side garden also.

EPC Rating - C77

Ground Floor

Entrance Hall
With entrance door to the front of the property
this hallway has wood flooring, gas central
heating radiator and a storage cupboard.
There is also access to the downstairs WC,
kitchendiner and integral garage.

Downstairs WC
Low level WC, wash hand basin with
splashback tiling, tiled flooring, gas central
heating radiator and an extractor fan.

Garage
14‘ x 8‘3&quote; (4.27m x 2.51m)
With up and over door this garage also has
power and light.

KitchenDiner
14‘6&quote; x 13‘7&quote; (4.42m x 4.14m)
Fitted kitchen briefly comprising of wall and
base units with stainless steel sinkdrainer.
There are integrated appliances such as
fridgefreezer, dishwasher, electric oven, gas
hob and cooker hood over. The flooring is fully
tiled and the walls are partly tiled, there is a
gas central heating radiator and a set of uPVC
double glazed French doors to the rear with a
full length uPVC double glazed window to
each side allowing plenty of light through the
room.

First Floor
First Floor Landing
Carpeted landing space offering access to the
living room, bedroom four and the house
bathroom.

Living Room
14‘6&quote; x 13‘7&quote; (4.42m x 4.14m)
This reception room has wood flooring, has
two gas central heating radiators and two
uPVC double glazed windows.

Bedroom Four
10‘2&quote; x 8‘3&quote; (3.1m x 2.51m)
The smallest bedroom of the four currently
being used as a study offers wood flooring,
gas central heating radiator and uPVC double
glazed window to the rear.

Bathroom
15‘9&quote; x 7‘1&quote; (4.8m x 2.16m)
This four piece suite briefly comprises of
jacuzzi bath with mixer taps, separate shower
cubicle, low level WC wash hand basin, large
heated towel radiator and extractor fan. The
flooring is tiled the walls are also partly tiled
and there is a uPVC double glazed and
frosted window to the rear elevation.

Second Floor

Second Floor Landing
Carpeted landing space offering access to
bedrooms one and three.

Bedroom One
14‘6&quote; x 13‘6&quote; (4.42m x 4.11m)
Double Bedroom with two gas central heating
radiators and two uPVC double glazed
windows. There is also a bank of fitted
wardrobes to one wall and the flooring is
carpet in this room.

En-Suite One
This three piece shower suite briefly
comprises of shower cubicle, low level WC,
wash hand basin, wall mounted vanity unit,
heated towel radiator and extractor fan, there
are splash back tiles to the wash hand basin
and the floor is also tiled.

Bedroom Three
14‘6&quote; x 8‘8&quote; (4.42m x 2.64m)
Double bedroom with carpeted flooring, gas
central heating radiator and two uPVC double
glazed window s. This room is currently being
used as an additional reception area.

Third Floor

Third Floor Landing
Carpeted landing area with access to the
second bedroom.

Bedroom Two
14‘6&quote; x 11‘2&quote; (4.42m x 3.4m)
Double bedroom with carpeted flooring, two
skylights and two gas central heating radiator.

En-Suite Two
7‘8&quote; x 7‘1&quote; (2.34m x 2.16m)
This en-suite shower room has a shower
cubicle, low level WC, wash hand basin with
splash back tiling, gas central heating radiator
extractor fan and skylight. Finished off with tiled
floors.

External
To the front of the property is a concrete drive
offering parking for approximately two cars.
There is a good sized lawn area to the side
elevation of the property and to the rear is a
well maintained enclosed garden which has a
combination of patio area leading out from the
kitchen, a lawn area and a decking area.



IMPORTANT NOTE TO PURCHASERS:
We endeavour to make our sales particulars accurate and reliable, however, they do not constitute or form part of an offer or any contract and none is to be relied upon as statements of representation or fact. Any services, systems and appliances listed in this specification have not been tested by us and no guarantee as to their operating ability or efficiency is given. All measurements have been taken as a guide to prospective buyers only, and are not precise. Please be advised that some of the particulars may be awaiting vendor approval. If you require clarification or further information on any points, please contact us, especially if you are traveling some distance to view. Fixtures and fittings other than those mentioned are to be agreed with the seller.

WAK1903905 "