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Guide Price £415,000 £430,000 Immaculately Presented Four Bedroom Family Home in Desirable Cul de Sac Location

Situated in a peaceful cul de sac just a short stroll from the heart of Roberttown village, this beautifully maintained and stylishly presented family home offers generous living space, modern conveniences, and superb outdoor amenities ideal for contemporary family life.

Upon entering, you are greeted by a welcoming hallway featuring a cloaks cupboard and a convenient downstairs WC. The spacious lounge benefits from dual aspect windows, allowing natural light to flood the room, and features an attractive electric fire perfect for cosy evenings.

To the rear, the impressive open plan dining kitchen and family room boasts a stylish range of units with a peninsular breakfast bar, complemented by integrated appliances including an AEG double oven, induction hob, dishwasher 12 months old , fridge freezer, and a kickboard heater. French doors lead directly out onto the garden, enhancing the flow of indoor outdoor living. A separate utility room provides plumbing for a washing machine, space for a dryer, and access to a useful under stairs storage cupboard.

Upstairs, the property offers four well proportioned double bedrooms, all of which benefit from built in wardrobes. The spacious master bedroom features a modern en suite shower room with a low flush WC and wash basin. The family bathroom is equally well appointed with a bath and overhead shower, low flush WC, and wash hand basin.

Externally, the home enjoys ample parking via a private driveway which accommodates up to four vehicles tandem style, including one in the garage . The single attached garage is fitted with an up and over door, lighting, and power supply. A gated side entrance leads to the rear garden, which offers a generous patio area and a well maintained lawn perfect for entertaining or relaxing with family. The rear is private and benefits from not being overlooked.

Ideally located within walking distance of local schools, shops, and amenities, this fantastic home also benefits from excellent transport links, with Junction 25 of the M62 motorway approximately 3 miles away making commuting across West Yorkshire and beyond easy and efficient.

The vendors have opted to provide a legal pack for the sale of their property which includes a set of searches. The legal pack provides upfront the essential documentation that tends to cause or create delays in the transactional process.

The legal pack includes

Evidence of title

Standard searches regulated local authority, water & drainage & environmental

Protocol forms and answers to standard conveyancing enquiries

The legal pack is available to view in the branch prior to agreeing to purchase the property. The vendor requests that the buyer buys the searches provided in the pack which will be billed at £360 inc VAT upon completion. We will also require any purchasers to sign a buyer s agreement.

MATERIAL INFORMATION

Tenure Type Freehold

Council Tax Band D

Construction Type Stone

Sources of Heating Gas

Sources of Electricity supply Mains

Sources of Water Supply Mains

Primary Arrangement for Sewerage Mains

Broadband Connection Cable

Mobile Signal Coverage EE, Vodafone, Three, O2

Parking Garage, Driveway

Building Safety n a

Listed Property No

Restrictions No

Private Rights of Way No

Public Rights of Way No

Flooded in Last 5 Years No

Sources of Risk None

Flood Defences n a

Planning Permission Development Proposals None

Entrance Location Ground Floor

Accessibility Measures Level access

Located on a Coalfield Not sure

Other Mining Related Activities Not sure