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Home , Bramhope, Lawnswood, Leeds, Weetwood

24 Broomfield, Adel, , LS16 6AF

Offers in the of £465,000

An exceptional and very well presented FOUR BEDROOM DETACHED HOME in this select residential location, close to excellent schools and amenities as well as public transport links into . Excellently appointed throughout there is solid wood flooring downstairs, the decor is neutral throughout and an air extraction unit has been installed to minimise allergy reactions but which is also beneficial for eliminating condensation. The property has a modern gas central heating system and all the windows are uPVC double glazed, most with shutter/blinds. The accommodation is well balanced to suit family living, with a hall and inner reception area off which is the guest wc, the lounge, a study and the dining room which is open-plan to the fitted kitchen. Off this room are the utility room and a conservatory which in turn leads out to a sunny rear garden of quite generous proportions and includes patio and decked areas. To the first floor is a master bedroom with en suite, two further double bedrooms of almost equal size and a generous fourth bedroom. The house bathroom fittings and travertine tiling match the en suite. There is parking to the front for a number of cars as well as a garage with an electronic up-and-over door.

14 St Anne’s Road, , Leeds LS6 3NX

T 0113 2742033 F 0113 2780771 E enquiries@ m o o r e4s al e.co.uk W www. moorehomesinleeds .c o. u k

24 Broomfield, Adel, Leeds, LS16 6AF

GROUND FLOOR

ENTRANCE HALL With wall lights, hardwood flooring and window to the side elevation. A multi-paned glazed door leads through to the….

INNER HALL Again having hardwood flooring, centre light point, stairs off to first floor, burglar alarm control panel and access to the guest wc, lounge, study and dining kitchen.

GUEST WC Having a low level wc, washbasin and matching floor to the inner hall.

LOUNGE 4.84m x 3.35m (15'10" x 10'11") Being a well proportioned room with solid wood flooring continuing from the inner hall and having windows to the front complete with contemporary shutters, two side windows at high level incorporating leaded lights and stained glass, cornice and centre light point, TV aerial point with digital connection to Sky dish and having a wood burning stove recessed into the external chimney breast.

STUDY 2.39m x 2.40m maximum (7'10" x 7'10") Having a solid wood floor, window to the front, centre light point and useful under stairs storage cupboard.

DINING AREA 3.58m x 3.10m (11'8" x 10'2") With solid wood flooring and French windows leading to the conservatory. The dining area is open-plan to the….

KITCHEN 3.96m x 3.58m (12'11" x 11'8") Again has solid wood flooring and comprises a range of contemporary fitted base and wall units with gloss fronted doors and chrome handles with a contrasting black Corian worktop incorporating an inset double bowl stainless steel sink unit with monobloc tap and matching Corian upstands. There is an integrated 5 ring Neff induction hob with pan and cutlery drawers beneath, a Corian upstand to the splashback and overhead stainless steel chimney hood and extractor unit with integrated lighting. There are twin Neff ovens built in to the floor-to-ceiling unit to the rear as well as an integrated fridge/freezer and integrated dishwasher. Halogen spotlights to the ceiling as well as under-unit lighting throughout. A connecting door at the rear leads through to the….

UTILITY ROOM 2.40m x 1.81m (7'10" x 5'11") Having a double base unit with an inset stainless steel sink unit and single drainer, space and plumbing for a washing machine, space for tumble dryer, wall mounted Worcester combi central heating boiler and side door to the footpath and garage.

CONSERVATORY 3.10m x 2.63m (10'2" x 8'7") Being octagonal in shape and having uPVC double glazed frames and windows with polycarbonate roofing and French windows leading out to the patio and deck area.

FIRST FLOOR

MASTER BEDROOM 4.38m x 3.49m (14'4" x 11'5") plus door recess Including a range of fitted wardrobes running the length of one wall. Centre light point, high level TV aerial point and socket for wall mounted TV, window shutters and access to the….

EN SUITE BATHROOM Being fully tiled with travertine tiling and complementary tiled floor and having a wet room area to the shower with full height glazed shower screen, plumbed shower, cantilevered contemporary washbasin with monobloc tap, stylish dual flush low level wc, wall mounted vanity mirror and cupboard, halogen lighting to the ceiling, extractor fan, rear window and heated towel radiator.

BEDROOM TWO 3.48m x 3.69m (11'5" x 12'1") With centre light point and window shutters.

BEDROOM THREE 3.69m x 3.69m (12'1" x 12'1") Again with centre light point and window shutters.

BEDROOM FOUR 3.33m x 2.42m (10'11" x 7'11") Situated to the front again with window shutters and an offset light point.

HOUSE BATHROOM 2.36m x 2.68m (7'8" x 8'9") Having matching travertine tiled walls and floor to that of the en suite, and having a bath with monobloc tap and hand shower, cantilevered washbasin with monobloc tap, back-to-wall wc with dual flush to match the en suite, corner shower cubicle with plumbed shower, halogen lighting to the ceiling, extractor fan, external window and heated towel rail radiator.

LOFT AREA Part boarded with drop-down ladder and recently installed air extraction/filter unit to minimise allergies and eliminate condensation. This is particularly effective in eliminating condensation from the whole house if left to run continually with all the internal doors slightly ajar.

OUTSIDE There is a generous parking area to the front for multiple vehicles surrounded by hedging, double gates to the front and landscaped borders. There is a detached garage with electric up-and-over door, power and light and external water supply as well as having a pedestrian door to the rear garden. The front area is gated from the rear and the rear garden is fully enclosed ideal and safe for children or pets. The rear garden is predominantly laid to with a decked area adjacent the conservatory along with a small patio area and a further decked area to the rear.

DIRECTIONS From the city centre proceed north along the A660 Road through Headingley and up to the roundabout at the junction with the A6120 ( Hall/ School). Continue across the roundabout and continue along Otley Road for approximately one mile to the traffic lights just after the parade of shops on the left. Turn left into Farrar Lane and then second left into Broomfield where this property can be found on the left-hand side. 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. LOCATION This is a prime residential area of north Leeds within acceptable commuting distance of , Otley and . Within easy reach are 2 excellent primary schools (much sought after) and 2 recently redesigned high schools, Ralph Thoresby and Lawnswood. There are local shops and amenities including excellent restaurants within walking distance and half a mile down the Otley Road is the Bedquilts recreation area and a mile further north along Otley Road . Sporting facilities are handy with both The and David Lloyd leisure centres a short drive away along with Hall where there is an 18 hole golf course. Headingley Golf Club, and Sandmoor golf clubs are less than 3 miles away. Leeds & Bradford Airport is approximately 4 miles away via . COUNCIL TAX BAND Band E. VIEWING ARRANGEMENTS Please contact our Leeds office. SALES PARTICULARS: Version No 1/JM.

PROPERTY MISDESCRIPTIONS ACT 1991 – PLEASE NOTE CAREFULLY These particulars have been prepared for guidance only. We have not carried out a detailed survey, nor tested the services, appliances or specific fittings. Floor plans are not drawn to scale unless stated, measurements and distances are approximate only. Do not rely on them for carpets and furnishings. Photographs are not necessarily current and you should not assume that contents shown are included in the sale,