Moorlands Avenue, Leigh, WN7

## STUNNING FREEHOLD TWO BEDROOM TOWN HOUSE | SOUGHT-AFTER PENNINGTON LOCATION | BEAUTIFULLY LANDSCAPED GARDEN | OFF-ROAD PARKING FOR TWO CARS

**Early viewing is highly recommended.** Properties in this highly desirable location, just moments from the beautiful Pennington Hall Park and Pennington Flash Nature Reserve, rarely remain available for long.

Welcome to **13 Moorlands Avenue, Leigh** – a beautifully presented, spacious two-bedroom FREEHOLD town house offering stylish modern living, generous accommodation and an exceptional lifestyle in one of Leigh's most sought-after residential locations.

Whether you're a first-time buyer, professional couple, young family or investor, this impressive home offers the perfect combination of comfort, convenience and outdoor living.

From the moment you arrive you'll appreciate the private off-road parking for two vehicles and the attractive frontage. Step inside to discover a bright and spacious open-plan living area that effortlessly combines the lounge and contemporary fitted kitchen, creating a fantastic space for relaxing, entertaining and everyday family life.

Practicality has not been overlooked, with a convenient ground floor WC and a generous understairs storage cupboard providing valuable additional space.

To the rear is a beautifully landscaped, low-maintenance garden designed to make the most of sunny days. Featuring an attractive covered seating area, it's the ideal setting for summer barbecues, entertaining friends or simply relaxing outdoors with the family.

Upstairs you'll find two excellent bedrooms, including a particularly generous principal bedroom with ample space for a home office or dressing area—perfect for today's flexible way of living. A modern family bathroom completes the first floor.

There is also easy access to a useful loft space, offering excellent storage. Subject to the necessary planning permissions and Building Regulations, neighbouring properties have successfully converted similar lofts into an additional bedroom, offering exciting future potential.

### Accommodation

**Open Plan Lounge & Kitchen** – 7.39m x 3.79m

**Ground Floor WC** – 2.04m x 0.84m

**Understairs Storage Cupboard** – 3.13m x 0.83m

**Principal Bedroom** – 4.79m x 3.41m (with space for a home office)

**Bedroom Two** – 3.84m x 2.42m

**Family Bathroom** – 2.10m x 1.48m

### Outstanding Location

The location is simply superb.

Enjoy leisurely walks through **Pennington Hall Park**, explore the stunning **Pennington Flash Nature Reserve**, discover **Hope Carr Nature Reserve**, or cycle along the picturesque **Leeds & Liverpool Canal** and **Bridgewater Way**. With so much green open space literally on your doorstep, it's easy to see why this area is so popular with buyers.

Families are well catered for with a selection of highly regarded schools nearby, while Leigh town centre, Leigh Sports Village, Cineworld Cinema, The Loom Retail Park and Spinning Gate Shopping Centre are all within easy reach, offering an excellent choice of shops, cafés, restaurants and leisure facilities.

Commuters will appreciate the excellent transport links, with the A579 and Atherleigh Way providing quick access to the A580 East Lancashire Road, connecting Manchester, Liverpool, the M6 and the wider motorway network.

### Additional Information

* Freehold
* Council Tax Band A
* New EPC to be provided (current EPC expires this year)
* Low flood risk (Rivers & Seas)
* Low surface water flood risk
* Off-road parking for two vehicles
* Landscaped rear garden with covered seating area
* Ground floor WC
* Excellent storage throughout
* Potential loft conversion (subject to planning and Building Regulations)
* Ultrafast broadband available (up to approximately 1000 Mbps)
* Mobile coverage available from major UK networks

**A beautifully presented home in an outstanding location, offering lifestyle, convenience and future potential in equal measure. Early viewing is essential to fully appreciate everything this fantastic property has to offer.**

Disclaimer

Whilst we make enquiries with the Seller to ensure the information provided is accurate, Yopa makes no representations or warranties of any kind with respect to the statements contained in the particulars which should not be relied upon as representations of fact. All representations contained in the particulars are based on details supplied by the Seller. Your Conveyancer is legally responsible for ensuring any purchase agreement fully protects your position. Please inform us if you become aware of any information being inaccurate.

Money Laundering Regulations

Should a purchaser(s) have an offer accepted on a property marketed by Yopa, they will need to undertake an identification check and asked to provide information on the source and proof of funds. This is done to meet our obligation under Anti Money Laundering Regulations (AML) and is a legal requirement. We use a specialist third party service together with an in-house compliance team to verify your information. The cost of these checks is £82.50 +VAT per purchase, which is paid in advance, when an offer is agreed and prior to a sales memorandum being issued. This charge is non-refundable under any circumstances.