Beech Avenue, Horsforth, Leeds, West Yorkshire, LS18

A rare opportunity indeed! A beautifully balanced period family home, rich in original character yet thoughtfully enhanced with modern finishes. Set within a peaceful, head of cul-de-sac position in Horsforth, this elegant property offers generous proportions, standout living space & a superb sense of light throughout - a perfect blend of charm, comfort & contemporary living. Sited over 3 floors, briefly, spacious hallway, guest WC facilities, generous bay fronted lounge & impressive, large 25'8" x 13'0" living/dining kit., to the rear with bifolds out to the garden. Upstairs are 2 double beds., both with fitted 'robes, one to the front & one to the rear, the front with ensuite shower room. The 3rd bedroom is a single with a window to the front. There is a luxury house bathroom & shower room servicing this floor. Up on the 2nd flr is the Principal suite, which is stunning, peaceful & quiet, a real 'retreat'. Outside there is a delightful, enclosed tiered garden to the rear with lawns, deck & flagged terrace. To the front is driveway parking for a couple of cars. Wow!! So much on offer, so impressive & in such a sought after Horsforth location, do not miss out! Call us - .

LOCATION
Horsforth, named as one of the top 10 most desirable postcodes in England and is a prime residential location, popular with families and young professionals alike. The property is within easy reach of an array of excellent amenities including well regarded schooling for all ages, lovely canal & river walks, and the extensive shopping facilities found on New Road Side and Town Street including Morrisons supermarket. Horsforth Hall Park is a great addition to the community with a children’s playground, bandstand, cricket pitch, skate park and bowling green. For commuters, Horsforth Train Station provides services to Leeds, York and Harrogate. Kirkstall Forge Train Station is located down the A65 and offers further means of convenient access into the city (8 mins) and surrounding areas. The Ring Road (A6120) and the (A65) are nearby and provide main road links to the commercial centres of Leeds, Bradford, York and Harrogate, a regular bus service runs into the City Centre and, for the more travelled commuter, Leeds-Bradford Airport is a short drive away. All in all, this location is sought after by a wide variety of buyers and enjoys a strong sense of community and a thriving village atmosphere.

GROUND FLOOR
Immediately impressive on arrival, the spacious and light filled entrance hallway sets the tone for the home, showcasing original picture rails, an elegant stained pine staircase balustrade and tall ceilings typical of the period. There is ample space for coats and shoes, with a discreet and modern two piece guest WC neatly tucked beneath the stairs. To the front sits a cosy family snug, ideal for evening relaxation, featuring a tall bay window, original gas fireplace, decorative picture rails and ceiling coving, all enjoying a pleasant outlook over the quiet cul-de-sac. To the rear lies the true heart of the home — an impressive 25ft living/dining kitchen designed for modern family life and entertaining. Flooded with natural light, this stunning space enjoys lovely garden views and seamless access outside via bi fold doors. Clearly zoned for cooking, dining and relaxed living, the room features solid oak flooring throughout. The kitchen itself is fitted with solid wood Shaker style units and quality oak worktops, complemented by a striking central island with granite work surfaces providing casual seating and a strong focal point. Fully integrated appliances include a dishwasher, wine cooler, tall fridge/freezer and a statement SMEG range cooker set within a traditional chimney recess.

FIRST FLOOR
The first floor continues the theme of period elegance, with tall ceilings and a spacious, light and airy landing. There are two generous double bedrooms, one positioned to the front and one to the rear, with the front bedroom benefitting from a modern ensuite shower room. In addition, there is a further single bedroom to the front, perfectly suited as a home office, nursery or child’s room. Completing this level is a stylish and recently updated main bathroom, featuring a large freestanding bath, vanity wash basin and low flush WC, finished with half-height brick tiling to the walls and eye-catching patterned floor tiles. Adjacent is a contemporary two-piece shower room with corner enclosure and bowl sink set on a glazed plinth. A useful utility cupboard houses the washer and dryer, conveniently located on the first floor for everyday practicality.

2ND FLOOR
Occupying the top of the house is a peaceful and private retreat, ideal as a Principal bedroom suite or an excellent teenage space. This floor benefits from Velux windows to both the front and rear, providing excellent natural light, along with access to a modern two-piece WC. There is also scope to create a dormer extension, should additional space be desired (subject to the necessary consents).

OUTSIDE
The property stands proudly within the street scene, enjoying a commanding position in a quiet and sought after cul-de-sac. To the front is block paved driveway parking for two vehicles, with additional on street parking available. The rear garden is well proportioned and thoughtfully arranged over tiers, featuring a stone paved lower terrace, steps leading to two lawned sections and, tucked away at the top, a generous decked seating area, perfect for catching the evening sun and outdoor relaxation. The gardens are well maintained, with mature shrub borders adding privacy and greenery.

ADDITIONAL NOTE
The current owners previously held planning permission for a single-storey rear extension. While this has now lapsed, it presents an excellent opportunity to reapply, offering further potential to enhance the already impressive living space.

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.