Woodlea Gate, Leeds, West Yorkshire, LS6

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A detached family home, revealing extended four bedroom, two bathroom accommodation. Having undergone a programme of extensive reworking and improvement to provide stunning open plan living, that maximises its natural light, space and style. Occupying a quiet cul de sac position, and set within private and mature lawned gardens. Located in Meanwood, close to sought after schools, supermarkets, and attractive open countryside.

FLOORSPACE: 1240 SQ. FT.

Introduction
An outstanding detached family home, that provides beautifully presented four bedroom, two bathroom accommodation. The ground floor has been extended and thoughtfully reconfigured to provide a stylish, flexible and practical open plan living space incorporating a refitted kitchen, as well as light and attractive sitting and dining areas. Also to the ground floor: a charming family room with French doors to the front, useful utility room, and downstairs wc. There are four bedrooms to the first floor, with three being attractive doubles and the fourth a good, generous single. The master bedroom benefits from a stylish, refitted en suite shower room. There's also a high quality family bathroom. The hard landscaping has all been replaced and upgraded; block paved driveway for two cars, and stone paved patios to the rear. Woodlea Gate has pleasant lawned gardens to the front and rear, with the rear lawned garden being particularly private.

Occupying a sought after Meanwood location, Woodlea Gate is quietly tucked away on an attractive cul de sac, with an impressive oak tree and pleasant green at its heart. Woodlea Gate is situated on the northern edge of Meanwood, enjoying easy access to the David Lloyd leisure centre, local shops including Waitrose and Sainsburys, sought after schools, and the nearby attractive countryside of lower Wharfedale. Leeds centre is some 3 ½ miles, with the Ring Road also providing access to the regional road network.

Accommodation
With PVCu double glazing, gas central heating (new Intergas combination boiler fitted in 2022) and security alarm system.

To the ground floor: Entrance porch
A practical addition to the property, providing useful storage and a pleasant entrance. Part glazed composite entrance door, window to the front and ceramic tiled floor.

Hall
Oak door with full height glazing, staircase to the first floor and herringbone design wood effect flooring. Ceiling light and coving.

Stunning open plan living area and dining kitchen 25 ft 6 x 20 ft 5 overall
A light and pleasant arrangement, designed with style and practicality both in mind. Having herringbone design wood effect flooring throughout.

Sitting area
Bay window to the front, overlooking the sunny lawned garden and 'green' area beyond. Pendant ceiling light, useful understairs storage cupboard. Opening to:

Dining area
Having French doors leading to the stone paved patio, and the private, well established lawned garden beyond. Pendant ceiling light.

Stylish kitchen area
Fitted with a comprehensive range of high quality 'soft close' base and wall cupboards, incorporating a number of efficient pull out storage drawers. Quartz work surface and breakfast bar. Integrated appliances include: stainless steel five burner gas hob, extractor over, eye level double oven, dishwasher, and a full size fridge freezer. 1 ½ bowl stainless steel undermounted sink with mixer tap. Kickboard heater, recessed ceiling spotlights and a window overlooking the rear garden.

Utility room
Part glazed rear entrance door leading to the garden. Herringbone style wood effect flooring, ceiling light and extractor. Cupboard housing the Intergas combination boiler (fitted in 2022), plumbing for a washing machine and space for a dryer.

Downstairs wc
Obscured window to the side. Low suite wc and wash basin with a cupboard beneath and tiled splashback. Ceiling light.

Family room 17 ft 2 x 8 ft 4
An attractive living room with French doors to the front, providing ample natural light. Wood effect flooring and ceiling light.

To the first floor: Landing
Ceiling light. Access to the boarded loft by means of a fitted pull down ladder.

Master suite
Bedroom 13 ft 4 maximum x 11 ft 5
A pleasant double bedroom, with window to the front. Fitted with an extensive range of wardrobes, providing generous hanging space and shelved storage. Useful storage cupboard.

Stylish refitted shower room
Obscured window to the front. Fully tiled shower with thermostatic control, hand held attachment and overheard 'rain shower' fitting. Low suite wc and pedestal wash basin with a tiled splashback. Ceramic tiled floor, ceiling light and extractor. Heated towel radiator.

Bedroom 2 14 ft 1 x 8 ft 7
A further double bedroom, with windows to the front and side. Ceiling light and coving.

Bedroom 3 11 ft 4 x 10 ft maximum
A third double bedroom with a window overlooking the lawned garden to the rear. Ceiling light and coving.

Bedroom 4 9 ft x 8 ft 8
A well proportioned single bedroom, with window to the rear. Ceiling light and coving.

Family bathroom
Obscured window to the rear. Panelled bath, low suite wc and wash basin with a useful cupboard beneath. Travertine tiling to the floor and walls. Ceiling light and extractor.

Outside
Woodlea Gate is set within pleasant, well stocked and private gardens, being approached from the front by a replacement block paved driveway with parking for two cars. Also to the front is a sunny lawned garden with vegetable plot, and a variety of established trees and shrubs. Path to the side of the property, leading to the rear garden, as well as a 'utility area' to the side with two storage sheds. Stone paved patio and path extending across the rear of the property; there's a further paved patio to the end of the garden. Stocked flower and shrub borders. To the boundaries, a combination of timber fencing and brick built walls.

Agent's notes: The property is freehold. All mains services are provided. Viewing strictly by appointment only. Council tax band:E.

Conveyancing: We have conducted a survey of over forty conveyancers in the Leeds area. We used these results to appoint local solicitors to our panel. All were placed in the best eight for lowest fees. As well as offering good value for money, they are very reliable, quick and effective. Please call us for details.

Residential & buy-to-let mortgages: We can help you whatever your requirements and circumstances, whether you are a first time buyer, or wishing to remortgage to a preferential rate. We have appointed an excellent local independent mortgage consultant, authorised and regulated by the Financial Services Authority. They can provide preferential financial products, from major names, which are not available through other channels.

Are you selling? We offer free, no obligation valuation and market appraisals. Please call us on . Just £1234 including VAT to sell your property.

These particulars, whilst believed to be accurate, are set out as a general outline and are only intended as guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person employed by Morfitt Shaw Estate Agents Leeds has the authority to make or give any representation or warranty in respect of the property. Photographs are reproduced for general information and it must not be inferred that any item shown is included for sale with the property. Prospective purchasers are advised to inspect the property and commission an expert report where appropriate.

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