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" ***** ***AN EXCELLENT STARTER HOME IN A POPULAR & PLEASANT CUL-DE-SAC LOCATION*** This 2 bedroom semi-detached property enjoys established, generous and well stocked gardens and a most convenient location for daily amenities. Boasting well proportioned and well cared for accommodation, a gas fired central heating system and sealed unit double glazing. Briefly comprising: entrance lobby, lounge, dining kitchen, utility area, 2 double bedrooms and bathroom. Gardens are positioned to both the front, side and rear.

GROUND FLOOR A uPVC double glazed front door leads directly into a: SIDE ENTRANCE LOBBY Where there is a useful cloaks cupboard storage unit and a staircase that rises to the first floor. Two internal doors lead to the lounge and dining kitchen respectively. LOUNGE - to the front 13'3' max into alcove x 12'5' max into bay (4.04m Which is uPVC double glazed in construction, there is decorative coving, a central heating radiator and positioned to the chimney breast is a gas fire with ornate surround. DINING KITCHEN - to the rear 13'3' maximum x 9'5' maximum

(4.04m maximum x 2.87 Is fitted with a range of light oak wall and base units with complementary post formed working surfaces that incorporate a 1? bowl stainless steel inset sink unit with mixer tap above. There is provision for a gas cooker with extractor unit fitted within the chimney breast, complementary part-tiled splashbacks are positioned to the walls adjoining the working surfaces and there is an understairs storage area which provides a useful additional keeping location and power points. The flooring (which is also continued into the understairs storage area) is a beech effect laminate floor. There is a central heating radiator and ample natural light via 2 uPVC double glazed windows and a uPVC double glazed rear door that leads out to the exterior of the property. FIRST FLOOR LANDING Loft hatch allowing access to the roof space and a central heating radiator. BEDROOM 1 - at the front 13'3' max into bay x 13'4' max into alcove (4.04m There is a uPVC double glazed bay window and a central heating radiator. BEDROOM 2 - to the rear 12'9' x 7'4' maximum

(3.89m x 2.24m maximum) Includes a bulkhead cupboard storage/wardrobe area and there is a uPVC double glazed window to the rear elevation and a central heating radiator. There are distant views from the uPVC double glazed window over the rooftops of the properties beyond taking in the surrounding area. HOUSE BATHROOM - to the rear Is fitted with a pedestal hand wash basin, low level wc and panelled bath, there are complementary part-tiled splashbacks, a mixer tap with shower attachment over the bath, uPVC double glazed window, a central heating radiator. OUTSIDE FRONT GARDEN A well stocked good length front buffer garden with water feature pond, slate beds, planted pockets and rockeries, a path leads to the side door and beyond to the rear of the property. REAR & SIDE GARDEN Is a larger well stocked garden with established beds, borders and rockeries, pebbled area and patio seating area. To the side is a low maintenance area formerly used as a play area. ATTACHED OUTBUILDING/UTILITY AREA Adjacent to the kitchen at the rear of the property is an outbuilding/utility area where plumbing for the washing machine can be found. AS/LG/11.16 Directions From the main arterial (A62) Manchester Road head away from Huddersfield towards the Colne Valley, turning left at the Cowlersley traffic lights heading up Cowlersley Lane. Turn left onto Warneford Road preparing to take the first right onto Warneford Rise and on heading into the cul-de-sac bear left where the property will be found in the bottom left hand side of this cul-de-sac highlighted by the Boultons flag board.

Ref: AS/LG/11.16 Viewing By appointment with Boultons Estate Agents accompanied viewing service. Please telephone 01484 515029. You may download, store and use the material for your own personal use and research. You may not republish, retransmit, redistribute or otherwise make the material available to any party or make the same available on any website, online service or bulletin board of your own or of any other party or make the same available in hard copy or in any other media without the website owner's express prior written consent. The website owner's copyright must remain on all reproductions of material taken from this website. "