Rufford Avenue, Yeadon, Leeds

SUMMARY
A three double bedroom semi detached house arranged over three floors, beautifully presented throughout with versatile living accommodation. Fully refurbished by the current owner to a high standard and In a desirable residential location and close to well regarded schools.


DESCRIPTION
Situated in a highly desirable residential area we are pleased to offer for sale this three double bedroom semi detached house, beautifully presented throughout with versatile living accommodation. Arranged over three floors and fully refurbished to a high standard by the current owners. The property briefly comprises of an entrance hallway leading to a modern and stylish kitchen and a lounge. On the lower ground there is a spacious sitting room with direct access to the garden. On the first floor there are three double bedrooms, one of which has an en suite and there is a modern four piece bathroom. Outside there are gardens to the front and rear and a driveway provides off street parking for multiple vehicles. Located in a great catchment area for good schools and having good access to Yeadon Town centre with shops, bars and restaurants. It is a short drive to Guiseley or Apperley Bridge train stations with travel links to Leeds, Bradford and surrounding areas, great for commuters. Viewing is highly recommended to really appreciate what is on offer with this lovely family home.

Entrance Hall 
Enter from the side into the hallway with laminate flooring and stairs leading up to the first floor. The hallway leads straight into the kitchen.

Lounge 16' 8" x 14' 7" ( 5.08m x 4.45m )
A spacious lounge, beautifully presented , having a log burner set into the fireplace and space for the TV above, a lovely central focal point in the room. There are built in cupboards and shelving into the recesses, radiator and a uPVC triple glazed bay window to the front keeping the room bright and airy.

Kitchen 16' 7" x 16' 5" ( 5.05m x 5.00m )
A beautifully presented modern kitchen, the real hub of this family home having a range of wall and base units with complimentary work surfaces over. Integrated appliances include a double electric oven, Bosch microwave oven, hidden behind doors are the dishwasher and fridge freezer giving a sleek finish. A central island makes a fabulous focal point in the room providing space for casual dining, incorporating the sink, drainer and induction hob. There are also extra cupboards beneath and space for a wine fridge. There is a storage cupboard which houses the boiler, doors to the rear and side, two radiators, laminate flooring, alarm panel, heating controls and a uPVC triple glazed window to the side. At the top of the stairs leading to the cellar there are some further wall and base units and plumbing for a washing machine.

Lower Ground Sitting Room 16' 7" x 14' 9" ( 5.05m x 4.50m )
With stairs leading down from the kitchen to the lower ground where there are wall and base units, work surfaces over, space for a dryer and storage cupboards at the bottom. This is a great room, creating extra living accommodation. Currently being used as a sitting room but could be a bedroom or home office depending on buyers needs. Also benefiting from having a radiator, ceiling spotlights, engineered wood flooring, a door to a toilet and a door leading out to the garden.

Wc 
A useful second toilet located on the lower ground floor with a Saniflo toilet, wash hand basin set in a vanity unit, extractor fan, wood flooring and tiled walls.

Landing 
The stairs rise from the hallway having lights on the risers leading up to the landing with laminate flooring, doors to three double bedrooms, bathroom and access to the half boarded loft with a pull down ladder and light.

Bedroom One 12' x 11' 6" ( 3.66m x 3.51m )
A double bedroom positioned to the front elevation with fitted wardrobes, laminate flooring, radiator and a triple glazed window. There is access to an en suite bathroom.

En Suite 
Accessed from bedroom one and comprising of a large shower cubicle, wc, wash hand basin set in a vanity unit, heated towel rail, laminate flooring, ceiling spotlights and an extractor fan.

Bedroom Two 11' 11" x 10' 6" ( 3.63m x 3.20m )
A double bedroom positioned to the rear elevation with fitted wardrobes, TV aerial point, laminate flooring, radiator and a triple glazed window to the side.

Bedroom Three 10' 6" x 9' ( 3.20m x 2.74m )
A double bedroom positioned to the side elevation with fitted wardrobes, TV aerial point, ceiling spotlights, radiator, laminate flooring and a triple glazed window.

Bathroom 
A beautifully presented modern four piece bathroom with marble effect panels to splash areas and comprising of a panel bath, shower cubicle, wc and pedestal wash hand basin. The bathroom also benefits from underfloor heating, heated towel rail, ceiling spotlights and a triple glazed window to the rear.

Outside 
To the front of the property there is a well manicured lawn with hedge and fenced borders keeping it private and a driveway to the side provides off street parking for multiple vehicles. To the rear of the property there is a decked seating area kept private with hedge and wall borders, and a useful storage shed.



1. MONEY LAUNDERING REGULATIONS: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT CONSTITUTE REPRESENTATIONS OF FACT OR FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. NEITHER SEQUENCE (UK) LIMITED NOR ANY OF ITS EMPLOYEES OR AGENTS HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATEVER IN RELATION TO THIS PROPERTY.