GROUND FLOOR
uPVC double glazed secure front door to

RECEPTION HALL
Staircase leading up to the first floor, central heating radiator

CLOAKROOM 1.1m x 1.0m (3'7" x 3'3")

GUEST WC 1.1m x 2.2m (3'7" x 7'2")
Low WC, pedestal wash basin, wall-mounted wash basin, uPVC double glazed window to the side

LOUNGE 4.0m x 4.5m plus bay (13'1" x 14'9" plus bay)
uPVC double glazed bay window to the front, two central heating radiators, feature fireplace around gas heater

LOUNGE

OPEN PLAN DINING ROOM & LIVING ROOM
Comprising

DINING ROOM 3.5m x 4.3m (11'5" x 14'1")
Two central heating radiators, uPVC double glazed double doors opening into the breakfast room, door to the kitchen and to utility room

LIVING ROOM 6.7m x 3.9m (21'11" x 12'9")
Spacious 26 sq m living room with uPVC double glazed windows to the front and rear, uPVC double glazed double doors opening to the breakfast room, wood panelled flooring

OPEN PLAN DINING ROOM & LIVING ROOM

BREAKFAST KITCHEN
Comprising

FITTED KITCHEN 3.4m x 3.5m (11'1" x 11'5")
Range of fitted units with corresponding work tops and breakfast bar, built in double oven and microwave, electric hob and extractor above, integrated dishwasher, stainless steel sink with mixer tap and drainer, cupboard housing gas-fired central heating boiler, Velux skylight window. Opening to the breakfast room

FITTED KITCHEN

BREAKFAST ROOM 3.8m x 3.3m max (12'5" x 10'9" max)
uPVC double glazed bay window and door with south facing aspect overlooking the garden, Velux skylight window, uPVC double glazed double doors providing direct access into the dining room and living room

UTILITY ROOM 2.5m x 2.5m (8'2" x 8'2")
Range of fitted units with corresponding work tops, plumbed for washing machine, stianless steel sink with mixer tap and drainer, uPVC double glazed window, secure door to the side

FIRST FLOOR

LANDING
Ceiling hatch access to the loft, uPVC double glazed window

MASTER BEDROOM SUITE
Comprising

BEDROOM 1 4.8m x 3.9m (15'8" x 12'9")
uPVC double glazed window, central heating radiator

BEDROOM 1

EN-SUITE BATHROOM 1.8m x 2.9m (5'10" x 9'6")
Panelled bath, low WC, pedestal wash basin, uPVC double glazed window, central heating radiator

BEDROOM 2 4.0m x 4.5m (13'1" x 14'9")
uPVC double glazed window, central heating radiator

BEDROOM 3 3.5m x 3.5m (11'5" x 11'5")
uPVC double glazed window, central heating radiator

BEDROOM 4 3.0m x 2.5m (9'10" x 8'2")
uPVC double glazed window, central heating radiator, airing cupboard containing water immersion cylinder

BATHROOM 2.0m x 2.4m max (6'6" x 7'10" max)
Requiring modernisation. Panelled bath, low WC, pedestal wash basin, uPVC double glazed window, central heating radiator

OUTSIDE
Lawned and stocked garden to the front, driveway allowing for off-street parking for one vehicle. Additional vehicle parking would be on King George Avenue. Spacious south facing lawned and stocked rear garden with shed and stepped access in to the breakfast room

OUTSIDE

OUTSIDE

OUTSIDE

TENURE
Freehold

COUNCIL TAX
Band D

HOW TO GET THERE
From Harrogate Road turn onto King George Avenue at the junction with Harehills Lane and Chapeltown Road. Winnipeg Place is shortly on the left hand side

VIEWINGS
Please ring us to make an appointment. We are open from 9am to 5.30pm Monday to Friday and 9am to 4pm on Saturdays.

GENERAL
Every care has been taken with the preparation of these sales particulars, but complete accuracy cannot be guaranteed. In all cases, buyers should verify matters for themselves. Where property alterations have been undertaken buyers should check that relevant permissions have been obtained. If there is any point which is of particular importance then let us know and we will verify it for you. These particulars do not constitute a contract or part of a contract.

FIXTURES & FITTINGS
The fixtures, fittings and appliances have not been tested and therefore no guarantee can be given that they are in working order.

INTERNAL PHOTOGRAPHS
Photographs are reproduced for general information and it cannot be inferred that any item shown is included in the sale.

MEASUREMENTS
All measurements quoted are approximate.

FLOORPLAN
The floorplan is provided for general guidance and is not to scale.

Alan Cooke Estate Agents Ltd
Incorporated in England 6539351