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" A LOVELY THREE BED SEMI enjoying an ENVIABLE WOODLAND ASPECT TO THE REAR (railway cutting - ensuring no development or risk of being overlooked) with lots of birds and wildlife to watch or feed and providing a delightful, quiet, aspect, excepting match days which can provide a degree of vibrancy - proximity to the cricket and rugby ground makes this location attractive for many home owners in itself. Headingley train station is a short walk away and the allotments on Beechwood Road are around the corner. The property has a modern kitchen and bathroom, GAS CENTRAL HEATING and uPVC DOUBLE GLAZING and an ALARM SYSTEM yet retains tremendous character including stripped flooring, panelled doors, open fires to both the lounge and dining room, cornices and an original fireplace in the main bedroom. There is a drive for car parking and a narrow drive to a garage - more ideal for motorbikes than cars and idyllic gardens with patio, sun deck, lawns, etc. This would be an excellent property for first time buyers or a young family and one we are confident will be appreciated upon viewing.

ACCOMMODATION GROUND FLOOR

ENTRANCE PORCH

ENTRANCE HALL
Having Lincrusta panelling to half height and an original staircase with turned balustrading in stripped wood, cornice to ceiling, telephone point and access to the lounge, dining room and kitchen.

LOUNGE
4.40m x 3.70m

(14'5' x 12'1')
Measured into the bay window at the front and having open fire with grate and fret to traditional tiled fireplace, cornice to ceiling, centre light point and wall light points, TV aerial point and picture window overlooking the front garden.

DINING ROOM
4.58m x 3.65m

(15'0' x 11'11')
With stripped flooring throughout running into the bay where there are patio doors leading out to the rear garden, open grate and fret fire to a traditional 1930s tiled fireplace and having cornice to ceiling with centre light point and TV aerial point.

KITCHEN
3.54m x 1.70m

(11'7' x 5'6')
Measured into the under stairs area which includes a continuous run of work surface down one wall, shelving, integrated split level oven and hob with overhead filter chimney hood, integrated stainless steel sink with single drainer and swan-neck tap, plumbing for dishwasher, space for fridge, small breakfast bar, integrated wine rack and stable-style door leading out to the rear garden. LED downlighting is recessed into the ceiling.

FIRST FLOOR

BEDROOM ONE
3.73m x 3.30m

(12'2' x 10'9')
Having TV aerial point, shelving, period fireplace and centre light point.

BEDROOM TWO
3.74m x 3.22m

(12'3' x 10'6')
Again having a period fireplace and centre light point.

BEDROOM THREE
2.74m x 2.15m

(8'11' x 7'0')
Perfect as a single bedroom for a child or as a study/home office.

BATHROOM
Having a P-bath with glazed shower screen and electric shower, pedestal washbasin, partial ceramic wall tiling, slate floor, halogen lighting, extractor fan, window to the rear and single radiator.

SEPARATE WC
Comprising a low level wc and tiled floor.

OUTSIDE
There are gardens to the front and rear having flower beds and borders with some established and mature planting, paved patio area and paved driveway with car parking to the front and access down the side of the property to a detached timber garage (driveway access is more limited to bikes than cars) and to the rear of the garden is a raised sun deck area screened by mature trees and wood planters. Off the driveway to the side of the house is an external cupboard housing the central heating combi boiler along with space, plumbing and drainage for an automatic washing machine.

LOFT AREA
The loft is substantially boarded for storage along with a drop-down ladder.

DIRECTIONS
From the centre of Headingley by the Arndale Centre on the A660 Otley Road, proceed along North Lane opposite the Arndale Centre, past the arc bar and Trio Bar & Grill and through the traffic lights at Cardigan Road onto Kirkstall Lane. Continue past the cricket ground (on your left) and past the doctors surgery, dentist and vets and at the traffic lights with Queenswood Drive and St Anns Lane turn left onto St Anns Lane taking the next left turn into St Annes Drive (please note the different spellings) and No 24 can be found on the left towards the St Michael's Road end of the the Drive.

TENURE
Freehold.

SERVICES
Mains gas, electricity, water and drainage are connected and were working at the time of our inspection.

APPLIANCES
Please note that if any appliances are included in the sale these will not have been tested by Moores Estate Agency and we provide no warranty or guarantee thereon.

MAJOR REPAIRS
The roof was retiled, the wall ties replaced and new drainage was installed approximately 20 years ago.

COUNCIL TAX BAND
Band C.

VIEWING ARRANGEMENTS
Please contact our Leeds office.

OFFICE HOURS
The office is open 9am ? 5.30pm Monday to Friday, 9am ? 5pm Saturday, and 10.30am ? 4pm on Sunday. Escorted viewings and free valuations can also be conducted outside these hours by arrangement.

SALES PARTICULARS
Version No 1.1/JM. "