Houghley Lane, Leeds, West Yorkshire, LS13

A characterful traditional three-bedroom stone cottage, nestled in a private and peaceful setting. Provides excellent transport links to the city centre and nearby amenities. While requiring some modernisation, the property offers outstanding potential. Featuring spacious accommodation throughout, it boasts three generously sized double bedrooms and well-proportioned living areas, making it an attractive opportunity for a range of buyers. Set on a generous plot with enclosed gardens to the front and rear, it also benefits from a detached garage at the rear and an additional portion of land across the road to the rear, included with the property. This characterful home must be viewed internally to be fully appreciated. **NO CHAIN**

LOCATION
A fast changing suburb with a great community spirit. Conveniently placed for the Ring Road (A6120), with good bus services to Leeds/Bradford and a local train station getting you into Leeds in ten minutes. Bramley Shopping Centre forms the hub and offers a good selection of shops/amenities, Bank, Post office, Costa Coffee etc. Green spaces include Bramley park & Bramley Fall park, (from where it is only a short walk to the Leeds-Liverpool canal), where you can explore lovely scenic pathways. The privately run Bramley baths has been in-situ since 1904, swimming and fitness classes can be enjoyed here. Local supermarkets include Aldi & Tesco, whilst Morrisons & Lidl are super close in nearby Stanningley, where there is also a Home Bargains store. A short car journey away you will find the popular Owlcotes Centre at Pudsey offering a Marks & Spencer, a Walmart/Asda superstore & B & M, with New Pudsey train station adjacent. Rodley is close, with a further selection of amenities and of course the Millennium Trail, a popular local beauty spot. A short distance away in Kirkstall you will find a leisure centre, Kirkstall Bridge retail park which boasts a gym and an array of shops, with a further shopping centre across the road with a Morrisons supermarket, Boots, Matalan etc.

HOW TO FIND THE PROPERTY
SAT NAV - Postcode LS13 2DT

ACCOMMODATION


GROUND FLOOR
Entrance door to...

ENTRANCE HALL
Staircase upto the first floor and doors to...

LOUNGE 21' x 12' (6.4m x 3.66m)
Exremely spacious through lounge with dual apsect windows to the front and rear, allowing light to flood the room and providing nice outlooks. White décor theme with olive green painted feature wall, carpeted, feature marble fireplace with glass fronted gas fire. Fitted curtains and blinds to windows.

DINING ROOM 15'4" x 12' (4.67m x 3.66m)
An excellent size second reception room, currently used as a formal dining room. Window to the front elevation with fitted curtains and blinds. Yellow décor theme, carpeted and feature tiled fireplace with wood surround and built in storage to one side of the chimney breast.

KITCHEN 10' x 9'3" (3.05m x 2.82m)
A good size kitchen, however, would benefit from updating. Currently fitted with a good range of laminated wall, base and drawer units with matching worksurfaces and white tiled splashbacks. Integrated oven and grill, four point gas hob, space/point for washing machine and dishwasher. Window to the rear, providing plenty of light. Access to pantry storage cupboard and WC. Door to rear porch.

GUEST WC 5'5" x 2'7" (1.65m x 0.79m)
Complete with two piece suite, comprising WC and hand wash basin. Wood effect flooring. Half white tiled walls. Window to rear aspect.

REAR PORCH
A practical and useful space to remove shoes and coats. Door into...

FIRST FLOOR


LANDING
Doors to...

BEDROOM ONE 18'11" x 12' (5.77m x 3.66m)
Wow!! What a superb size Master double bedroom suite. Benefitting from a comprehensive range of modern fitted sliding wardrobe with ample storage and hanging space. Light décor with blue painted feature wall and carpeted. Window to the front aspect, allowing plenty of natural light in. Access to useful over stairs storage cupboard.

BEDROOM TWO 14'7" x 12' (4.45m x 3.66m)
A second generous double bedroom with a neutral décor theme with mustard feature wall and carpeted. Handy overstairs storage cupboard. Window to front elevation.

BEDROOM THREE 10' x 8'8" (3.05m x 2.64m)
Another good size double bedroom, again with built in storage cupboard. Light decor theme and carpeted. Window to rear aspect with pleasant outlook over the garden.

SHOWER ROOM 9'3" x 6'5" (2.82m x 1.96m)
Complete with two piece suite, incorporating large walk-in tub with shower over and retracting glass shower screen and hand wash basin. Modern marble effect aqua panels around wet areas and white tiles to the flooring. Radiator with towel rail above. Window to rear aspect allowing light and for ventilation. Access to handy storage cupboard.

WC 4'7" x 3'4" (1.4m x 1.02m)
Separate WC with hand wash basin. Tiling to floor and walls. Window to rear aspect.

OUTSIDE
The property benefits from fabulous outdoor spaces with a good size front garden with stone flagged seating area and steps down to a well tendered lawn. The area is fully enclosed with a private aspect with hedged and fenced boundaries with mature trees and shrubs to the end of garden adding to the privacy. At the rear of the property is an enclosed garden, again with fenced and hedged boundaries. A stone flagged path directly from the rear porch (with metal handrail either side for ease) leads down to a small lawn area with plants and shrubs to the borders. At the back of the garden is a wooden gate which provides access to a back road where you have access to a detached garage, ideal for storage and there is off street parking in front of the garage. In addition to this, there is also a parcel of land behind the garage which comes with the property.

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

SERVICES – Disclosure of Financial Interests
Unless instructed otherwise, the company would normally offer all clients, applicants and prospective purchasers its full range of estate agency services, including the valuation of their present property and sales service. We also intend to offer clients, applicants and prospective purchasers' mortgage and financial services advice through our association with our in-house mortgage and protection specialists HARDISTY FINANCIAL. We will also offer to clients and prospective purchasers the services of our panel solicitors, removers and contactors. We would normally be entitled to commission or fees for such services and disclosure of all our financial interests can be found on our website.

MORTGAGE SERVICES
We are whole of market and would love to help with your purchase or remortgage. Call Hardisty Financial to book your appointment today option 3.