Hammerton Farm Avenue, Ryhill, Wakefield

Situated in Ryhill is this FOUR bedroom detached family home with AMPLE reception space throughout, a MODERN fitted kitchen, off road PARKING and an ENCLOSED lawned and paved rear garden. EPC rating C74.

Situated on this attractive modern development is this well presented four bedroom detached family home, offering spacious accommodation, two reception rooms, a modern fitted kitchen, ample off road parking and an enclosed landscaped rear garden. The property also benefits from UPVC double glazing and gas central heating.

The accommodation briefly comprises an entrance hall, living room with feature archway leading through to the separate dining room, modern fitted kitchen, utility room and downstairs W.C. A spacious conservatory, accessed from the dining room, completes the ground floor accommodation. To the first floor, the landing provides access to four well proportioned bedrooms and the modern three piece house bathroom. The principal bedroom benefits from fitted wardrobes and its own en suite shower room. Outside, a block paved driveway provides off road parking and leads to the integral single garage, which features an electric roller door, power and lighting. Wrought iron gates provide access to an attractive lawned front garden with established borders. Double wrought iron gates open onto a further block paved driveway to the side, providing additional off road parking. A timber gate from the main driveway leads down the opposite side of the property to the enclosed rear garden. The rear garden features a paved patio area and an attractive L-shaped lawn which wraps around the conservatory. A further paved seating area can be found towards the rear, together with planted borders, a glass greenhouse and a large timber shed providing useful garden storage. The garden is fully enclosed by timber fencing and benefits from external power, lighting and a water supply.

The property is within walking distance of local amenities and schools in the Ryehill area. The M1 and M62 motorway networks are approximately a 15-minute drive away, making the property ideally placed for those travelling further afield while still enjoying a pleasant village location.

Only a full internal inspection will reveal everything this quality family home has to offer and an early viewing is highly recommended.

Accommodation -

Entrance Hall - A composite front entrance door leads into the entrance hall, with a door providing access to the living room and a staircase with handrail leading to the first floor landing. The hallway also features coving to the ceiling, a central heating radiator and laminate flooring.

Living Room - 4.08m x 4.07m (max) x 3.66m (min) (13'4" x 13'4" ( - Featuring coving to the ceiling, a central heating radiator and a walk-in bay window with UPVC double glazed windows overlooking the front aspect. There is an electric fire set on a marble hearth with matching interior and wooden decorative surround. A feature archway leads through to the dining room, while two doors provide access to the understairs storage cupboard and modern fitted kitchen. The room also benefits from Karndean flooring.

Dining Room - 2.75m x 2.45m (9'0" x 8'0") - Featuring Karndean flooring, coving to the ceiling, a central heating radiator and UPVC double glazed French doors leading into the conservatory.

Conservatory - 4.92m x 3.50m (16'1" x 11'5") - Of UPVC double glazed construction with windows to three sides and UPVC double glazed French doors leading out to the rear garden. The conservatory also features a fully tiled floor, two central heating radiators, power and lighting.

Kitchen - 2.75m x 3.63m (9'0" x 11'10") - Fitted with a range of high gloss wall and base units with laminate work surfaces over and glass splashbacks. There is a 1 1/2 bowl ceramic sink and drainer with swan neck mixer tap, together with a range cooker featuring a five-ring gas hob, glass splashback and extractor hood above. The American style fridge freezer and range cooker are included within the sale. There is also plumbing and drainage for a full-sized dishwasher beneath the work surface. A UPVC double glazed window overlooks the rear garden. Further features include non-slip vinyl flooring, downlights beneath the wall units, inset spotlights to the ceiling and a door leading into the separate utility room.

Utility Room - 1.50m x 1.71m (4'11" x 5'7") - Featuring plumbing and drainage for a washing machine beneath a laminate work surface, with further space for a tumble dryer. There is a composite stable-style door leading to the side of the property, a central heating radiator, non-slip vinyl flooring, extractor fan and a door providing access to the downstairs W.C.

Downstairs W.C. - 0.98m x 1.50m (3'2" x 4'11") - Fitted with a low flush W.C. and wall mounted wash basin with twin taps and tiled splashback. The room also features non slip vinyl flooring, a chrome ladder style radiator, extractor fan, wall-mounted mirror and frosted UPVC double glazed window overlooking the rear aspect.

First Floor Landing - Providing loft access and doors leading to all four bedrooms, the house bathroom and a useful storage cupboard with fixed shelving.

Bedroom One - 3.43m x 4.05m (max) x 3.19m (min) (11'3" x 13'3" ( - Featuring a UPVC double glazed window overlooking the front elevation, central heating radiator and a range of fitted wardrobes to one wall. A door provides access to the en suite shower room.

En Suite Shower Room - 1.55m x 1.77m (5'1" x 5'9") - Fitted with a three piece suite comprising an enclosed shower cubicle with bi-folding glass doors and mixer shower, low flush W.C. and pedestal wash basin with twin taps and tiled splashback. The shower area features fully laminated wall panelling. Further features include a chrome ladder-style radiator, frosted UPVC double glazed window overlooking the front elevation, inset spotlights, extractor fan and Karndean flooring.

Bedroom Two - 2.61m x 4.41m (max) x 4.06m (min) (8'6" x 14'5" (m - Featuring two UPVC double glazed windows creating a dual aspect over the front and side elevations, together with a central heating radiator.

Bedroom Three - 3.47m x 3.08m (max) x 2.89m (min) (11'4" x 10'1" ( - Featuring a UPVC double glazed window overlooking the rear elevation and a central heating radiator.

Bedroom Four - 2.60m x 2.50m (max) x 1.87m (min) (8'6" x 8'2" (ma - Featuring a UPVC double glazed window overlooking the rear elevation, central heating radiator and engineered oak flooring.

Bathroom - 1.89m x 2.08m (6'2" x 6'9") - Fitted with a three piece suite comprising a panelled bath with mixer tap, wash basin with mixer tap set within a high gloss vanity unit and low flush W.C. Further features include partially tiled walls, a frosted UPVC double glazed window overlooking the rear elevation, chrome ladder-style radiator, Karndean flooring and extractor fan.

Outside - To the front, a block paved driveway leads to the integral single garage, which features an electric roller door, power, lighting and a side entrance door. Cast iron gates provide access to the front entrance, which benefits from a recessed covered porch with a tiled roof. There is also an attractive lawned garden with planted borders. Double cast iron gates open onto a further block paved driveway to the side, providing additional off road parking for two vehicles. Cast iron railings form the boundary, while two outside lights are positioned to the front. A timber gate provides access down the side of the property, passing the utility room door and a covered side entrance porch with tiled roof. A paved pathway, outside lighting and a further timber gate lead into the rear garden. The enclosed rear garden features a paved patio area with raised railway sleeper borders, an attractive L-shaped lawn, planted borders and a further paved seating area overlooking the garden.

There is also a greenhouse, paved pathway wrapping around the conservatory and a large timber shed providing useful garden storage.

The garden is enclosed by solid stone walling and timber panelled fencing. It also benefits from a double external power socket, water supply and a wall-mounted outside light.

Council Tax Band - The council tax band for this property is C.

Floor Plans - These floor plans are intended as a rough guide only and are not to be intended as an exact representation and should not be scaled. We cannot confirm the accuracy of the measurements or details of these floor plans.

Epc Rating - To view the full Energy Performance Certificate please call into one of our local offices.

Viewings - To view please contact our Wakefield office and they will be pleased to arrange a suitable appointment.