House For Sale £475,000
Woodlea Garth, Meanwood, Leeds LS6

This delightful family property has it all! It was a very pleasant surprise on my first visit, and when you view it, there will be lots of things that I hope you will like about it too... A good-sized, modern style family house, occupying a cul-de- sac position, surrounded by great neighbours and a tangible sense of a village atmosphere. Something that you don't always get on modern developments. For the children, there are plenty of purpose-built play areas in proximity, and for the more energetic, a 2-mile circular wooded walk around the estate, which links to Meanwood Park and the Meanwood Valley Trail.

The house itself is beautifully and tastefully appointed, and you are met on the ground floor by a nice entrance hall, giving access to all the first floor rooms. There is a delightful living room with an archway that opens into a dining room, (which has pleasant views over the landscaped garden) which in turn leads into a 4 metre (plus) dining kitchen. In addition, there is a guest cloakroom and utility room. On the first floor, there are four generous bedrooms (2 of which have full-height fitted wardrobes), a modern family bathroom, and an en-suite to the master bedroom. The overall size and space are ideal for those who now work from home and have the need to combine family life too.

For a modern house, I thought the size and layout of the gardens were a big plus. I just love living in a cul de sac and the driveway at the front has parking for lots of cars, and there is a generous garage too. The back garden was designed by the previous owner who was a landscape gardener. Now, I am an outdoor person and for me, it's just perfect. Now I would say that, wouldn't I? But why don't you come and judge this for yourself?

Now for the location and amenities...

The property is located in the very heart of the popular and sought after area, on the fringe of Meanwood close to Adel, Moortown, and Chapel Allerton. It is conveniently sited for walking access to a vast and varied array of amenities for shopping, wine bars, restaurants, cafes, and just the odd pub or two! Headingley, Chapel Allerton, and Moortown are nearby too. Very easy transport links and access into the City Centre. What could be better! There are great and highly desirable schools and nurseries too within walking distance. Recreationally wise, there are lovely woodland walks close-by, as well as the popular Meanwood Valley Trail. Further afield there are The Canal Gardens and Roundhay Park and Golden Acre Park. All of these gems are easily accessible. For the keep fit (get fit?) enthusiast David Lloyd and Chapel Allerton Lawn Tennis, Squash, and Fitness clubs are on hand closeby. For the golfers amongst you, there is one for every day of the week. Paradise!

This property includes:

• Entrance Hall
  
  A lovely hallway, having a newly fitted composite double glazed front door and nice wood grain effect laminate flooring that flows through into the living room and dining room. Double panel radiator and coving. Staircase giving access to the first floor.
  
  
• Guest WC
  
  1.78m x 0.93m (1.6 sqm) - 5' 10" x 3' (17 sqft)
  
  You are greeted by a modern style white suite comprising low-level W.C., and a pedestal hand washbasin. Half-height wall tiling and high gloss floor tiling. Double glazed window to the side elevation, and a ladder style radiator.
  
  
• Living Room
  
  4.59m x 3.41m (15.6 sqm) - 15' x 11' 2" (168 sqft)
  
  Feature fireplace with living flame effect gas fire, radiator and wood grain effect laminate flooring. Coving and double glazed window to the front elevation. An archway gives access to the ...
  
  
• Dining Room
  
  3.07m x 3.01m (9.2 sqm) - 10' x 9' 10" (99 sqft)
  
  Wood grain effect laminate flooring, coving, and radiator. Access to the kitchen and to the garden through double glazed patio doors. Excellent outlook over the garden.
  
  
• Kitchen Diner
  
  4.2m x 2.96m (12.4 sqm) - 13' 9" x 9' 8" (133 sqft)
  
  (Plus door recess 1.07 x 0.93) There is an extensive range of quality wall and floor units enhanced by solid woodblock worktops. Point for a gas cooker and a Bosch extractor hood above. Integrated dishwasher and provision for a fridge/freezer. Double panel radiator and stone flagged flooring. Useful pantry cupboard. Double glazed windows to the side and rear elevations. Pleasant views over the garden.
  
  
• Utility Room
  
  1.95m x 1.5m (2.9 sqm) - 6' 4" x 4' 11" (31 sqft)
  
  There is a good range of wall and floor units, having matching woodblock work surfaces and incorporating a stainless steel sink unit. Plumbing for automatic washer, extractor fan and wall-mounted Vaillant gas fired central heating boiler. We understand this was installed in 2016 and has approximately 3 years of its warranty remaining. Stone flagged flooring, radiator, and newly fitted, double glazed composite door to the side elevation.
  
  
• Landing
  
  2.95m x 1.89m (5.5 sqm) - 9' 8" x 6' 2" (60 sqft)
  
  first floor. Access to all rooms and to the loft, which has been boarded and has enhanced insulation and lighting. There is cavity wall insulation too. Linen cupboard, having the benefit of an electric radiator installed, making it ideal for airing items.
  
  
• Bedroom 1
  
  3.83m x 3.36m (12.8 sqm) - 12' 6" x 11' (138 sqft)
  
  (Measured to the wardrobe fronts.) Full height fitted wardrobes to one wall. Radiator and double glazing. Pleasant views.
  
  
• Ensuite
  
  2.5m x 1.05m (2.6 sqm) - 8' 2" x 3' 5" (28 sqft)
  
  Modern white suite comprising pedestal hand wash basin and low-level W.C. Good sized and having a newly fitted, mains fed, shower unit. Tiled flooring and fully tiled walls. Extractor fan and ladder style radiator. Double glazed window to the side elevation.
  
  
• Bedroom 2
  
  4.05m x 2.72m (11 sqm) - 13' 3" x 8' 11" (118 sqft)
  
  (Measured into the recess and to the wardrobe fronts.) Again, full height fitted wardrobes to one wall (perhaps, ladies, you could let your husband have these?) Radiator, double glazed window to the front elevation.
  
  
• Bedroom 3
  
  2.93m x 2.79m (8.1 sqm) - 9' 7" x 9' 1" (87 sqft)
  
  Radiator, double glazed window to rear elevation. Pleasant outlook over the garden.
  
  
• Bedroom 4
  
  2.92m x 2.38m (6.9 sqm) - 9' 6" x 7' 9" (74 sqft)
  
  Radiator, double glazed window to the rear elevation.
  
  
• Family Bathroom
  
  1.89m x 1.7m (3.2 sqm) - 6' 2" x 5' 6" (34 sqft)
  
  Modern white suite comprising panelled bath, which has a hand-held shower attachment and glass screening to the side. Pedestal hand wash basin and low-level W.C., tiled flooring and walls to full height. Ladder style radiator, extractor fan and double glazed window to the rear elevation.
  
  
• Exterior
  
  front. Good sized, wide driveway, providing off-street parking for 4 cars or so and giving access to the partially attached garage, with up-and-over door and light and power supply. There is a lawned area to the front, bordered by flower beds. A covered bin store too. A paved pathway leads down the right-hand side of the property, giving access to the back garden.
  
  
• Exterior
  
  rear. What a pleasant surprise to find such a nice garden as this! It is ideal for those who like outdoor living and future entertaining. There is an extensive paved patio, a nice lawned area, leading to a timber deck and barbecue. External lighting and water. The previous owner was a landscape gardener, and a really nice feature is the red Acer set within the timber deck. Apple and plum trees are a nice touch too. I really do feel that this garden is a very pleasing and beneficial feature.
  
  Please note, all dimensions are approximate / maximums and should not be relied upon for the purposes of floor coverings.

Additional Information:

Council Tax:

Band E

Energy Performance Certificate (EPC) Rating:

Band C (69-80)

Marketed by EweMove Sales & Lettings (Horsforth & Adel) - Property Reference 35942