Westover Avenue, Leeds, LS13

INTRODUCTION *QUOTE REF NICOLA RAMSDEN*
Welcome to 7 Westover Avenue - tucked away on one of the largest corner plots within this quiet and sought after cul-de-sac and just moments from the open green spaces of Bramley Park. This substantial three bedroom semi-detached home with an occasional loft room offers exceptional versatility, generous family living and exciting future potential.

Beautifully presented throughout and lovingly maintained, the property combines spacious interiors, a substantial driveway providing parking for multiple vehicles, a remarkable south facing garden wrapping around the home and clear scope for further development, having previously benefited from planning permission for extension. This is a property designed for families who value both space and lifestyle.

DESCRIPTION
Inside, the home has a warm and welcoming atmosphere throughout. A bright entrance hall leads into the elegant bay-fronted lounge, where soft neutral décor, laminate wood flooring and a feature marble fireplace create a comfortable yet stylish living space ideal for both relaxing evenings and entertaining guests.

To the rear, the home opens into a superb kitchen and dining area - the true heart of the home. Fitted with a contemporary range of white shaker-style units, contrasting dark wood-effect worktops and integrated appliances, the kitchen combines timeless design with practicality. The generous dining space has been thoughtfully designed for modern family life, offering ample room for everything from casual breakfasts to larger gatherings, while an attractive inglenook-style recess adds character and charm.

Flowing seamlessly from the dining area is the impressive conservatory, a substantial additional reception room that dramatically enhances the footprint of the home. Bathed in natural light and enjoying uninterrupted views over the garden, this versatile space works beautifully as a second sitting room, entertaining area, playroom or garden lounge throughout the seasons, with French doors opening directly onto the patio and creating effortless indoor-outdoor living.

The first floor offers three well-proportioned bedrooms, including a generous principal bedroom with bay window, a further (small) double bedroom with free standing wardrobes and a versatile third bedroom ideal for a nursery, child’s room or home office. The second bedroom could be enlarged by reclaiming the inner hallway. The bathroom is finished in a timeless 3 piece white suite comprising a bath with shower attachment, wc and wash basin with complementary tiling and chrome fittings.

A particularly valuable feature of the home is the occasional loft room. Accessed via a pull-down ladder, this thoughtfully upgraded space includes reinforced flooring, foam roof insulation, Velux window and plentiful power sockets, making it ideal as a home office, hobbies room, gaming room, creative studio or occasional guest accommodation.

Externally, the property truly excels. The expansive south facing garden is a rare find and offers exceptional potential for family life, entertaining and future enhancement. Designed with low maintenance in mind, the garden features extensive paved seating areas, decorative pebbled sections and a substantial blank canvas area currently laid with membrane, ready for a future owner to landscape and personalise to suit their lifestyle. Previous planning permission for extension further highlights the exciting development opportunities available.

The location is equally appealing. Positioned on the edge of Bramley Park, the home enjoys immediate access to green open space while remaining incredibly convenient for everyday amenities. Bramley Shopping Centre, well regarded local schools and Bramley Baths with a gym and fitness classes are all close by. Bramley Train Station is within a short walk, providing excellent commuter access into Leeds city centre and beyond, alongside strong public transport links.

Warm, economical to run and offering excellent flexibility for growing families, 7 Westover Avenue is far more than simply a house - it is a long-term family home with room to grow, entertain and create lasting memories, all within one of Bramley’s most sought after positions.

LOCATION
The property is situated in a prime position on the edge of Bramley Park and just a short stroll to Bramley town street and Bramley Shopping Centre. This is a very family orientated area with a strong community feel that is popular with families. There are plenty of good and outstanding Ofsted rated local schools to choose from too. The Leeds Outer Ring Road is minutes away giving easy access to both Leeds and Bradford City Centre as well as Leeds International Airport. There are a number of local bus services and Bramley Train station is just a short walk away.

GROUND FLOOR ACCOMMODATION

ENTRANCE HALL
A welcoming entrance hall accessed via a white uPVC front entrance door. Staircase rising to the first floor accommodation and useful understairs storage cupboard housing the boiler (6 years old). Finished with neutral décor and a central heating radiator.

LIVING ROOM 13'8" x 11'9" (4.16m x 3.58m)
A beautifully presented bay-fronted reception room enjoying an abundance of natural light through a large uPVC double glazed window to the front elevation. Finished in soft neutral tones with laminate wood flooring, feature white, fire surround and gas fire (never used) and laminate flooring. Radiator.

KITCHEN/DINING ROOM 17'11" x 11'1" (5.46m x 3.68m)
The spacious open-plan kitchen and dining area is fitted with a stylish range of modern white shaker wall, base and drawer units complemented by dark wood-effect work surfaces and tiled splashbacks. Incorporating an inset stainless steel sink with mixer tap, integrated fridge and freezer, plumbing for a washing machine, under-counter electric oven and four-ring gas hob with extractor hood above. The generous dining area provides excellent entertaining space and features attractive tiled flooring with an inglenook-style recess. Radiator.

CONSERVATORY 15'5" x 9'1" (4.71m x 2.76m)
A substantial addition to the home and flooded with natural light. Featuring a brick base construction with uPVC double glazed windows, ceramic tiled flooring, central heating radiator and French doors opening directly onto the south facing rear garden. Radiator.

FIRST FLOOR LANDING
A bright landing area with side elevation uPVC double glazed window, spindle balustrade and access to all first floor rooms.

BEDROOM ONE 14'7" x 10'9" (4.44m x 3.28m)
A generous principal bedroom positioned to the front elevation, enjoying a large bay window and Ikea wardrobes to one wall. Finished in tasteful décor with a central heating radiator.

INNER PASSAGEWAY
The inner hallway provides access to the second bedroom and loft space via a wooden pull-down ladder and finished with laminate wood flooring .

BEDROOM TWO 10'10" x 7'4" (3.30m x 2.23m)
A good sized room overlooking the rear garden, featuring Ikea wardrobes, laminate flooring, central heating radiator and uPVC double glazed window. Could be enlarged by reclaiming the access to the loft space.

BEDROOM THREE 7'8" x 6'11" (2.33m x 2.10m)
A versatile third bedroom currently ideal as a child’s room, nursery or home office, with front elevation uPVC double glazed window and central heating radiator.

BATHROOM 6'11" x 5'10" (2.11m x 1.79m)
Fitted with a white three-piece suite incorporating panelled bath with shower attachment, pedestal wash hand basin and low flush WC. Complemented by tiled splashbacks, central heating radiator and side elevation uPVC double glazed window.

OCCASIONAL LOFT ROOM 15'1" x 13'7" (4.61m x 4.15m)
An occasional loft space accessed via a pull-down ladder, offering excellent flexibility for use as a home office, hobbies room, gaming room or occasional guest space. Benefiting from reinforced flooring, Velux roof window, foam roof insulation and multiple power sockets.

* Please note that the exterior photo’s showing green grass are for illustration purposes. This area is currently covered with black membrane.
* Wardrobes in both bedrooms can be included.