This computer generated floor plan is intended as a general guide to the layout and design of the property. It is not to scale and should not be relied upon for dimensions, which are only approximate and rounded to either the nearest tenth of a metre or six inches.

Hardisty and Co – Agents note: None of the services, fittings or equipment have been tested and no warranties of any kind can be given. Accordingly, prospective purchasers should bear this in mind when formulating their offers. The seller does not include in the sale any carpets, floor coverings, light fittings, curtains, blinds, furnishings, electric/gas appliances (whether connected or not) or any other fixtures and fittings unless expressly mentioned in these particulars, as forming part of this sale. The extent of the property and its boundaries are subject to verification by inspection of the Deeds by the prospective purchasers. There is a six-inch measurement tolerance, or metric equivalent. The measurements given should not be entirely replied upon and purchasers must take their own measurements if ordering carpets, curtains or any other equipment.

Westover Road £189,950 3 BEDROOM HOUSE INTRODUCTION Bramley's second park - Bramley Falls Woods, whose A beautiful Period stone terraced property boasting a woodland walks wind down to the -Liverpool Canal stunning presentation set over four floors! Situated in this towpath. Bramley is also home to the historic Edwardian highly popular part of Bramley, adjacent to the park/tennis Grade 2 listed Bramley Baths, a community owned courts and with easy access to local amenities, shops, swimming baths offering a 25-metre pool, gymnasium and eateries etc, not to mention excellent transport links to Russian steam room and film and swim evenings, which Leeds City Centre. Offering generous stylish living just recently featured in an Architectural Digest feature on under 1600 SQ.FT. with a wealth of period charm indoor swimming pools of incredible designs. The area also throughout, this property really does deserve to be seen offers a number of gyms, including a Pure Gym and a host and only then can it be appreciated. This substantial of local sports clubs catering for all ages, including the Victorian home briefly comprises impressive entrance hall Bramley Juniors Football Club, Bramley Buffaloes Rugby giving access to a formal dining room to the front and League Club and the Bramley Phoenix Rugby Union club. beautiful lounge to the rear, which has a door into the rear Locally, Abbey ruins and the Abbey House garden and overlooks the park. The lower ground floor has Museum, Rodley Nature Reserve are points of interest, been converted and now provides a lovely dining kitchen amidst beautiful open scenery where you can wander or with storage/utility room off and a further reception room take the children. is currently used as a play room but lends its self perfectly HOW TO FIND THE PROPERTY well to various requirements. To the first floor, a gorgeous From our office on New Road Side, , (A65), master bedroom has the added bonus of a fully tiled en- proceed up to the Horsforth roundabout and turn left into suite, a second bedroom is currently used as a nursery, and the Ring Road (A6120) proceed down the hill until reaching the modern house bathroom has a four piece suite. There is the Rodley roundabout and turn left into Rodley Lane. a third bedroom converted from the roof space situated on Proceed along, down the hill and this becomes Rodley the second floor. Externally is a low maintenance garden Town Street. Continue along Town Street and the road backing onto the park, with space to have BBQ’s and begins to proceed up the hill. At the traffic lights crossing summer time drinks. Leeds and Bradford Road continue straight up the hill this LOCATION is now Whitecote Hill. At the very top and at the junction This area is extremely popular and convenient and can be with Broad Lane turn left and then immediate right into easily accessed from the Ring Road (A6120). Commuting to Upper Town Street. Continue along past a row of shops on the centres of both Leeds and Bradford is easy, either by the left, then take the first right turn up Westover Road. private or public transport. Just a walk away is the Bramley The property can be found after a short distance on the Shopping Centre, which offers a good selection of shops right hand side, adjacent to the park, identified by our For and a Bank, along with Bramley Park which is adjacent. A Sale board. Post Code LS13 3PG. short car journey away you will find the popular Owlcotes ACCOMMODATION Centre at offering a Marks & Spencer store and a Walmart/Asda superstore. Rodley 'village' offer a selection TO THE GROUND FLOOR of shops, local pubs and eateries, along with countryside Composite entrance door into... walks by the Canal and the Millennium Trail. The neighbouring villages of Calverley, Horsforth and Farsley ENTRANCE HALL are only a short distance away and also offer a range of The features in the hallway really add to the period charm facilities, restaurants, public houses and eateries. Train of this property and include ceiling cornice and arch Stations can be found at both Pudsey and Bramley. School detailing. Stripped and varnished flooring adds a stylish and buses run directly to Abbey Grange C of E Academy (Leeds practical finish. Staircase to the first floor. Door into... 16), Benton Park () and St Mary's (Horsforth). Down DINING ROOM the road at Kiskstall - Kirkstall Bridge retail park has just 13'4" x 11'10" been constructed and the new train station at Kirkstall A spacious reception room with stunning period cast iron Forge has just been launched which will further enhance the fire surround and inset living flame gas fire. Deep ceiling appeal of this property. coving. Stripped and varnished floorboards. A perfect BRAMLEY formal dining room or a cosy family room. The popular town of Bramley is ideal for commuters, situated just 4 miles from Leeds City Centre. Multiple trains per hour run direct from Bramley to Leeds, Bradford and Manchester, with the journey time into Leeds just 7 minutes. The property is ideally situated for access to the station, just a 10 minute walk away. For road commuters the property is within easy access of the M1 and M62 and also well-served by multiple bus routes, with stops conveniently placed at the bottom of the street. Bramley Centre offers a range of high-street names (Costa, Boots, Card Factory, Wetherspoons) a brief walk from the property. There are a choice of supermarkets (Tesco, Morrisons, Aldi) within walking distance, and it is just a 5 minute drive down to the new Kirkstall Bridge shopping development. The property is adjacent to Bramley Park, which offers beautiful views of the surrounding area, football pitches, children's playground and rose garden. The park itself hosts the weekly organised "Park Run" on a Saturday morning, and is the start point for Bramley running clubs weekly sessions. Throughout the year the park hosts a number of community events, including summer fetes, community festivals and firework displays. The property is also close to BEDROOM TWO 10'5" x 9'10" An ideal home office/nursery etc. Neutral decor and outlook over the rear garden.

TO THE OUTSIDE The property enjoys an enclosed, low maintenance garden with a pleasant outlook across Bramley Park. A lovely space where you can sit out and relax/entertain, have a nice BBQ and a glass of something chilled. BATHROOM 10'3" x 6'11" Fitted with a modern four piece suite comprising corner shower cubicle with electric shower and glazed screen, roll top bath, WC and a wash basin. Tiled to splashback areas and low level. Wood effect flooring.

BROCHURE DETAILS Hardisty and Co prepared these details, including photography, in accordance with our estate agency agreement.

TO THE SECOND FLOOR Stairs from the first floor landing lead up to... BEDROOM THREE 17'0" x 14'11" This is a great sized room, although there are some areas of limited head height. There is a wealth of eaves storage, neutral decor, velux roof light which really lets the light flood in. LOUNGE 17'2" x 12'4" An elegant second reception room with an ornate feature tiled fire surround and inset real flame gas fire. Feature wallpaper to alcoves. Stripped and varnished floorboards. Doorway leading outside into the garden, ideal on a sunny day. Steps leading down to the lower ground floor.

TO THE FIRST FLOOR Stairs from the ground floor lead up to the first floor landing. LANDING With fitted storage. Access into... BEDROOM ONE 17'2" x 11'9" (max) A fabulous sized double bedroom, stunning indeed and retaining the period charm of its day, yet stylish decor adds a modern twist. Two large windows flood the room with natural light. Door into...

LOWER GROUND FLOOR KITCHEN 16'10" x 15'2" Stunning and modern not only with an excellent range of fitted units, but also with ample space for a great sized dining table and chairs. The units are cream with a sleek finish, with brushed chrome handles and contemporary work surfaces. Inset stainless steel sink, side drainer and modern mixer tap. Integrated full sized fridge, freezer and dishwasher. Concealed under-unit lighting. Tiled to splash- back areas. Recess for a Range style cooker with stainless steel cooker hood over. Plumbed for washing machine.

EN-SUITE 6'2" x 5'3" A luxurious addition. Fully tiled with complementary ceramics and fitted with a modern white suite comprising shower cubicle with thermostatic shower valve/controls, WC and a vanity unit with inset wash hand basin.

UTILITY ROOM 11'8" x 5'1" A practical and useful addition to this property. Fitted with a modern range of cupboards complementing the kitchen. Good additional storage space. PLAY ROOM 11'8" x 11'1" A versatile room which would suit a variety of requirements, eg a play room, games room, home office etc, or a diniing room as off the kitchen.