House For Sale £325,000
Highfield Road, Horbury, Wakefield WF4

Entrance hallway 21' 3" x 6' 1" (6.5m x 1.86m) excluding recess by door A delightful and spacious entrance hallway with tiled floor, contemporary style radiator, original staircase with spindles and wood paneling, leading to first floor landing, coving, door to lounge and dining kitchen.

Lounge 16' 11" x 15' 7" (5.16m x 4.77m) A large and spacious family lounge with UPVC sealed unit double glazed Georgian style window providing views across the front garden, large double panel radiator, ornate fireplace with stone hearth, coving, ceiling rose, four wall light points.

Kitchen area 16' 2" x 17' 1" (4.95m x 5.23m) A large and stylish kitchen with a range of painted wood fronted shaker units with stylish brushed steel furniture and wood effect work surface with matching splash back, inset stainless steel sink with swan neck mixer tap and drainer, island unit with inset induction hob with stylish canopy hood over in brushed steel and glass, integrated automatic dishwasher, inset housed double oven, top oven with grill, integrated fridge and freezer, concealed plumbing for automatic washing machine (available by separate negotiation), laminate floor, radiator, inset spot lights, UPVC tilt and turn window, stable door leading to rear entrance porch and open to dining area.

Dining area 11' 10" x 8' 2" (3.62m x 2.51m) With laminate floor, radiator beneath tilt and turn UPVC window, UPVC French doors leading to Indian stone patio and garden beyond enjoying a south westerly aspect, door off leading to store cellar.

Rear porch/boot room 6' 2" x 8' 4" (1.9m x 2.56m) With laminate floor, UPVC glazed entrance door with wing lights to both sides, remaining walls with UPVC windows.

Cellar In two parts, a substantial cellar with York stone flagged floor, light, power and radiator. This cellar is perfect as a work shop for the hobbyist and for storage. Additionally there is the original fuel cellar which now houses a combination central heating boiler which was installed in 2019 and also has electric light.

First floor landing With UPVC Georgian style tilt and turn window, landing also provides loft access with ladder to roof void, three doors to three bedrooms, house bathroom.

House bathroom 11' 11" x 7' 3" (3.64m x 2.22m) A spacious and stylish house bathroom with a four piece suite of white and chrome, double headed side fill mixer tap and rinser shower, dual flush wc, vanity wash hand basin, monobloc mixer, storage beneath, illuminated cabinet above, shower enclosure with thermostatic mixer shower, tiled splash backs, shaver socket, tiled floor, chrome central heated towel rail, inset spot light, UPVC window, extractor fan, heated towel floor with separate heating control. Ambient lighting in recess adjacent to the bath.

Front bedroom one 16' 10" x 15' 7" (5.15m x 4.77m) A large master bedroom with UPVC window enjoying pleasant views across towards Woolley Edge, double panel radiator, coving, door to ensuite shower room.

Ensuite shower room 4' 0" x 9' 1" (1.23m x 2.78m) With a white and chrome suite, oversized shower enclosure with thermostatic shower with adjustable head and riser, pedestal wash hand basin with monobloc mixer, dual flush w/c, tiled splash backs, chrome central heated towel rail, extractor fan, inset spot light.

Rear bedroom two 11' 10" x 13' 11" (3.63m x 4.25m) excluding recess by door Spacious double bedroom with double panel radiator beneath tilt and turn window.

Front bedroom three 8' 0" x 6' 3" (2.45m x 1.92m) A delight full third bedroom with radiator and UPVC window.

Outside To the front of the property there is a gate and path with steps up leading to the front garden which is enclosed and has a graveled area, lawn and established flowering shrub borders. The side garden features a large Indian stone patio and enjoys sun the majority of the day and also benefits from a large lawn area, garden shed with electric power and gate providing access to the rear of the property. The rear of the property is set mainly to tarmac. The attached property enjoys the right of access across the rear, however there is multi car parking available to the rear of this family home.

Loft Please note that our clients have had plans drawn for a loft conversion to provide two further bedrooms and a shower room in the large loft space which would require the current third bedroom to become an area of a turning staircase to provide access to these additional two bedrooms, therefore making a four bedroom family home with two shower rooms and a house bathroom. Our clients will be able to show these drawings which may be of interest to perspective purchaser. These drawings will also give approximate dimensions for the bedrooms that could be created in the roof void. No planning application would be required. The loft is part boarded and with lighting