High Royds Drive, Menston, Ilkley, West Yorkshire, LS29

A stylish and versatile three/four-bedroom modern home set within the highly sought-after High Royds development in Menston. Arranged over three floors, it features an impressive open-plan kitchen with balcony, flexible living space, private garden with hot tub, driveway parking and garage. Ideally located within walking distance of Menston railway station, it offers superb commuter links alongside village amenities and well-regarded schools.

LOCATION
A well-presented and thoughtfully designed three/four bedroom modern home, forming part of the highly regarded High Royds development in the popular village of Menston. Offering spacious and flexible accommodation arranged over three floors, the property features an impressive open-plan kitchen and dining area with balcony, a utility room, private rear garden with hot tub, driveway parking, and a garage. Ideally positioned within walking distance of Menston railway station, providing excellent commuter links to Leeds, Bradford, and Ilkley, the property is also conveniently close to local shops, amenities, and well-regarded schools. This is an excellent opportunity to acquire a modern home in a sought-after residential setting.

GROUND FLOOR
The property is entered via a spacious and welcoming entrance hall, providing ample space for coats and shoes and benefiting from multiple useful storage cupboards. Located to the front elevation is a well-proportioned double bedroom, enjoying good natural light via a front aspect window. This room benefits from access to a Jack and Jill en-suite shower room, which can also be accessed from the hallway, making it ideal for guests or flexible family living. The en-suite is fitted with a glass sliding door shower enclosure, wash basin with chrome mixer tap, WC, and tiling to wet areas. Also on this floor is a highly versatile room, currently utilised as a home office, but equally suited as an additional bedroom, playroom, or snug. Patio doors provide direct access to the rear garden. Completing the ground floor is a practical utility room, fitted with cream shaker-style units, laminate work surfaces, and vynll wood-effect flooring. Featuring a plumbed in seperate washing machine and dryer which is included with the sale and the modern boiler, installed approximately three years ago, is housed here. A door and window provide further access to the rear garden.

FIRST FLOOR
The first floor reveals an impressive open-plan kitchen and dining space, thoughtfully designed to create a superb hub for modern living and entertaining. The kitchen is fitted with sleek, handleless light grey units complemented by black sparkle quartz worktops and matching splashback. A Rangemaster cooker with five-zone induction hob and extractor sits alongside an integrated American-style fridge freezer, integrated microwave, dishwasher, and wine fridge. A peninsula island provides additional preparation space and informal seating, whilst a black granite composite sink with Quooker instant boiling water tap enhances practicality. Light grey antico flooring runs throughout, and a large rear window, along with French doors, opens onto a balcony, providing a pleasant outdoor seating area. The space flows into the dining area, enhanced by a feature wallpaper wall and built-in ceiling speakers, making it ideal for both everyday living and entertaining. Also on this floor is a spacious lounge, featuring dark oak flooring and benefiting from excellent natural light via a front aspect window and Juliet balcony.

SECOND FLOOR
The second floor offers two further generously proportioned double bedrooms. The principal bedroom is a particularly spacious room, featuring two front aspect windows and fitted mirrored wardrobes. The room benefits from an en-suite bathroom, fitted with a shower enclosure, separate panelled bath, wash basin with chrome mixer tap, WC, and tiling to wet areas. Bedroom two is another excellent double room, located to the rear elevation and benefiting from fitted wardrobe space. This room also enjoys the advantage of its own en-suite shower room, fitted with a shower enclosure, wash basin with chrome mixer tap, WC, and tiling to wet areas.

OUTISDE
To the rear, the property benefits from a driveway providing an allocated off-street parking space and access to a good-sized garage. The rear garden is fully enclosed by timber fencing and features a decked seating area with planted borders containing mature shrubs, offering privacy and greenery. A hot tub, which is included within the sale, creates an ideal space for relaxing or entertaining. External power sockets and an outside tap further enhance practicality, and a rear gate provides convenient access. To the front, stone-flagged pathways lead to the entrance, and there is ample on-street parking available for residents and visitors.

PLEASE NOTE
The extent of the property and its boundaries are subject to verification by inspection of the title deeds. The measurements in these particulars are approximate and have been provided for guidance purposes only. The fixtures, fittings and appliances have not been tested and therefore no guarantee can be given that they are in working order. The internal photographs used in these particulars are reproduced for general information and it cannot be inferred that any item is included in the sale.

MONEY LAUNDERING, TERRORIST FINANCING AND TRANSFER OF FUNDS REGULATIONS 2017
To enable us to comply with the expanded Money Laundering Regulations we are required to obtain identification from prospective buyers once a price and terms have been agreed on a purchase. Buyers are asked to please assist with this so that there is no delay in agreeing a sale. The cost payable by the successful buyer for this is £50 +VAT per named buyer and is paid to the firm who administer the money laundering ID checks, being Iamproperty / Movebutler. Please note the property will not be marked as sold subject to contract until the appropriate identification has been provided.

FINANCIAL SERVICES
Linley and Simpson Sales Limited trading as Hardisty are Introducer Appointed Representatives of Mortgage Advice Bureau Limited and Mortgage Advice Bureau (Derby) Limited who are authorised and regulated by the Financial Conduct Authority. We routinely refer buyers to Mortgage Advice Bureau Limited. We receive a maximum of £30 per referral.

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 Mortgage Advice Bureau. 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.

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