14 S t A n n e’s R oad , H ead i n gl e y, L eeds LS 6 3N X

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3 Coniston Avenue, Headingley, Leeds, LS6 2BD

This is a delightful THREE BEDROOM SEMI DETACHED HOUSE that's just perfect for FIRST TIME BUYERS. This style of house can be found in a number of locations around Headingley and Meanwood,

built by the same builders in the 1930's with a slightly deceptive appearance - these are much larger inside than they appear. The GAS CENTRALLY HEATED and uPVC DOUBLE GLAZED

accommodation comprises an entrance lobby with a lounge to the front and a separate dining room to the rear, off which is the kitchen. Opening the kitchen into the dining room could create a superb family room. Upstairs, the main bedroom is generous (the present owners have a 'super king size' bed) with

fitted wardrobes running the length of one wall, along with a second reasonably sized bedroom and then a smaller boxroom/study or child's bedroom. The bathroom has recently been refitted with a

contemporary white suite, shower, vanity unit and washbasin. Situated between Headingley and Meanwood, local shops (including Waitrose) , pubs, cafés and the Cottage Road Cinema are within

walking distance, and the property is a couple of minutes stroll from the Meanwood Valley Trail - ideal for dog-walking, cycling or even hiking into town. MUST BE VIEWED TO BE APPRECIATED.

Offers in the Region of £194,000

GROUND FLOOR ENTRANCE HALL With stairs off to first floor and giving access to the lounge and dining room. LOUNGE 3.91m x 3.38m (12'9" x 11'1") Having a bay window to the front, period cast iron fireplace (present owners were led to believe it is a working chimney when they purchased the property), centre light point and TV aerial point with digital connection (BT and Virgin). DINING ROOM 3.91m x 3.60m (12'9" x 11'9") With a window to the side overlooking the driveway and footpath. Built-in under stairs storage area, ideal for vacuum cleaner, ironing board, etc. Recessed fire to the chimney breast with adjacent built-in storage cupboards and display cabinets having the original doors. Centre light point and access through to the.... KITCHEN 3.13m x 1.81m (10'3" x 5'11") Comprising a range of fitted base and wall cupboards with contrasting doors and worktops, incorporating a stainless steel sink unit with single drainer, integrated split level oven and hob (one year old) with overhead filter hood and steel splashback, space and plumbing for automatic washing machine, space for fridge/freezer, open shelving, splash tiling, window to the rear garden and window to the side along with a uPVC rear door. FIRST FLOOR BEDROOM ONE 3.28m x 3.20m (10'9" x 10'5") measured to the front of the fitted wardrobes The built-in wardrobes run the length of one wall, enclosing the chimney breast. The bay window to the front has pleasant views down Balbec Avenue towards Meanwood. BEDROOM TWO 2.56m x 2.60m (8'4" x 8'6") With a window overlooking the rear garden. BEDROOM THREE 2.00m x 1.96m (6'6" x 6'5") Having a projecting bay window. BATHROOM/WC Comprises a recently installed panelled bath with electric power shower over and glazed folding shower screen, vanity unit and washbasin with vanity cupboard, lighting and power socket, low level dual-flush wc, ceramic wall tiling with slate relief tiles, tiled floor, LED lighting to the ceiling and stained glass leaded uPVC window to the rear. LANDING With access to the loft via a drop-down ladder. The loft is boarded and carpeted, underdrawn and insulated, has a Velux skylight style window and plenty of storage. The loft cannot be used as a bedroom but has been used as a home office/study and has potential as a hobby room or playroom for older children. OUTSIDE To the front of the property is a lawned garden with shrubbery and planted borders adjacent to which is a good sized driveway for off-street parking. A footpath and secure gate leads around to the rear of the property where there is a pathway for BBQ, etc and then a tiered garden with lawns, flowering borders and fruit and vegetable planting areas. The present owners have recently acquired a strip of garden to the rear of the garage at No 1 Coniston Avenue (approx 3m x 0.75m). This will be transferred to the new purchaser for simultaneous registration at the Land Registry upon completion.

3 Coniston Avenue, Headingley, Leeds, LS6 2BD

PROPERTY MISDESCRIPTIONS ACT 1991 – PLEASE NOTE CAREFULLY These particulars have been prepared for guidance only. We have not carried out a detailed survey, nor tested the services, appliances or specific fittings. Floor plans are not drawn to scale unless

stated, measurements and distances are approximate only. Do not rely on them for carpets and furnishings. Photographs are not necessarily current and you should not assume that contents shown are included in the sale,

DIRECTIONS From the junction of the A660 Otley Road, Shaw Lane and St Anne's Road in Headingley, proceed down Shaw Lane and follow the road around to the right continuing onto Grove Lane. Take the third turning on the right into Balbec Avenue and then first on the right into Coniston Avenue where this property can be found immediately on the left-hand side. TENURE Freehold. SERVICES Mains gas, electricity, water and drainage are connected and were working at the time of our inspection. APPLIANCES Please note that if any appliances are included in the sale these will not have been tested by Moores Estate Agency and we provide no warranty or guarantee thereon. COUNCIL TAX BAND Band C. VIEWING ARRANGEMENTS Please contact our Leeds office. OFFICE HOURS The office is open 9am – 5.30pm Monday to Friday, 9am – 5pm Saturday, and 10.30am – 4pm on Sunday. Escorted viewings and free valuations can also be conducted outside these hours by arrangement. PURCHASING PROCEDURE Once you are interested in purchasing this property please contact our office to make your offer and register your interest. This should be done before contacting a Building Society, Bank or Solicitor. Any delay may result in the property being sold to someone else, and survey and legal fees being unnecessarily incurred. SALES PARTICULARS Version No 1.3/LG/JM.