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SUMMARY
Immaculately presented throughout, three bedroom semi-detached property with garden room extension to the rear. Positioned in cul-de-sac location. Well proportioned good sized rooms, bathroom with four piece suite. Ideally placed for local amenities. Less than two miles to Wakefield city centre


DESCRIPTION
Superbly presented three bedroom semi-detached home, with additional living space to the rear of the property therefore providing an excellent opportunity to the family purchaser. Situated within this pleasant cul-de-sac location in a popular residential area of Sandal. Having undergone a good degree of up-dating in recent years, the accommodation in full comprises entrance hallway, lounge, dining kitchen, garden room and to the first floor three good sized bedrooms and a house bathroom. Boasting gas central heating and double glazed windows. Driveway to the single detached garage, gardens to both the front and rear of the property. Ideally placed for local amenities to include Hypermarket, Dentist, Post Office, Public House and approximately two miles to Wakefield City Centre and junction 39 of the M1 motorway. An internal inspection is the only way to truly appreciate exactly what is on offer.

Entrance Hall 
With entrance door in attractive upvc finish with coloured leaded glass panels with matching side panels into entrance hallway, spacious hallway with stairs to first floor, entrance door to lounge and door to dining kitchen, radiator with cover

Lounge 11' 2" x 16' 6" into the walk in bay window ( 3.40m x 5.03m into the walk in bay window )
Bay window which is upvc double glazed, fire surround, Adam style with inset conlomerate marble back and hearth, living flame gas fire, radiator and TV point

Dining Kitchen  17' 7" x 9' 9" ( 5.36m x 2.97m )
With side entrance door to the side and rear garden, fully fitted kitchen finished in oak with a range of base units to include integrated dishwasher, integrated double cooker with a four ring electric ceramic hob above, worksurface to include bowl style sink with matching drainer, swan neck style mixer tap, archway to garden room

Garden Room 9' x 14' ( 2.74m x 4.27m )
Upvc double glazed windows and french doors to access the rear garden, radiator, electric sockets

On The First Floor 
Landing with upvc double frosted glazed window to the side, loft access entrance to the three bedrooms and house bathroom

Master Bedroom  14' 6" into the bay window x 10' ( 4.42m into the bay window x 3.05m )
Upvc double glazed window to the front of the property, radiator and a fitted cupboard floor to ceiling

Bedroom 2 12' 5" x 10' ( 3.78m x 3.05m )
Upvc double glazed window to the rear of the property and radiator

Bedroom 3 8' x 7' 5" ( 2.44m x 2.26m )
With upvc double glazed window to the front of the property and radiator

House Bathroom  7' 5" x 8' 9" ( 2.26m x 2.67m )
Upvc double frosted glazed window to the rear of the property and fitted with a four piece suite in white comprising modern bath with centre mixer tap, wash basin with matching pedestal, low flush WC, corner shower unit complete with glass shower door and matching side panels, recessed ceiling lights and partially ceramic tiled walls, chrome finish radiator and laminate floor

Outside 
To the outside at the front the garden is mainly laid to lawn with driveway to the single garage, gated access at the side to the rear garden which is also mainly laid to lawn with established borders and patio area, fenced boundaries

Directions 
Leaving Wakefield over Chantry Bridge on the A61 Barnsley Road towards Newmillerdam. Travel almost two miles passing the Three Houses Public House to the left, continue to the next traffic lights and keep right towards Asda. Take the next left hand turn onto Kingsley Avenue and the property is identified by our For Sale Board


DIRECTIONS
Leaving Wakefield over Chantry Bridge on the A61 Barnsley Road towards Newmillerdam. Travel almost two miles passing the Three Houses Public House to the left, continue to the next traffic lights and keep right towards Asda. Take the next left hand turn onto Kingsley Avenue and the property is identified by our For Sale Board



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. Measurements: These approximate room sizes are only intended as general guidance. You must verify the dimensions carefully before ordering carpets or any built-in furniture.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.