14 St Anne’s Road, Heading ley, Leeds LS6 3NX

T 0113 2742033 F 0113 2780771 E enqu i r i es@moore4sa le .co.uk W www.moorehomes in leeds .co.uk

5 Cliff Lane, Hyde Park, Leeds, LS6 2DS

Full of character and charm, this END STONE COTTAGE is superbly presented and benefits from a lovely south facing patio and garden along with gated parking. Located in a delightful Conservation Area

only A MILE OR SO FROM THE CITY CENTRE AND THE UNIVERSITIES there are local shops and amenities within a short walk, public transport is only a few hundred yards away and Woodhouse Ridge

is a two minute stroll for exercising dogs, bike rides or hiking along the Meanwood Valley Trail to The Hollies and on to Golden Acre Park. The accommodation has gas central heating, a number of NEW DOUBLE GLAZED WOOD SASH WINDOWS, a spacious lounge with wood burner, a dining hall with

stone flagged floor and fitted display cabinets, a beautifully fitted kitchen with INTEGRATED APPLIANCES (INCLUDING COFFEE MAKER) and granite worktops, a useful basement cellar with

stone steps from a trap door access, downstairs cloaks/wc with utility cupboard, two double bedrooms, two single bedrooms and a contemporary bathroom.

A PERSONAL VIEWING IS HIGHLY RECOMMENDED.

Offers in the Region of £347,745

GROUND FLOOR STONE FLAGGED DINING HALL

3.72m x 3.20m (12'2" x 10'5") Having a beamed ceiling, feature display cabinet with glazed front and storage cupboards and access to the lounge, inner hall and downstairs cloakroom along with the kitchen. LOUNGE

4.60m x 4.55m (15'1" x 14'11") Comprising a multi-fuel stove with stone surround recessed to the chimney breast and having fitted cupboards to the recess at the side of the chimney. Stripped and polished floor incorporating a trap door with stone steps leading down to a tanked basement which has an external window and is ideal for storage, two double glazed sash windows overlooking the patio and front garden having a sunny southerly aspect and an original cornice to the high ceiling. FITTED KITCHEN

3.75m x 2.82m (12'3" x 9'3") Having a comprehensive range of bespoke/handmade oak base and wall cupboards with granite worktops, Belfast sink unit, space for single range cooker with adjacent induction hob and overhead extractor hood, integrated microwave oven, coffee maker and fridge/freezer with automatic ice maker – all appliances by Miele. LED lighting to the ceiling, splash tiling above the work surfaces and tiled floor. INNER LOBBY

With stairs off to first floor incorporating an under stairs storage cupboard, cloaks area and access to the…. GUEST WC

With low level dual-flush wc, pedestal washbasin, extractor fan, tiled floor and two cupboards, one of which is a utility cupboard with plumbing for washing machine and space for condensing tumble dryer. FIRST FLOOR BEDROOM ONE

4.60m x 2.87m (15'1" x 9'4") Having a stripped floor, TV aerial point, wallpaper by Farrow & Ball and a southerly aspect over the garden. BEDROOM TWO

4.00m x 2.88m (13'1" x 9'5") Again having a stripped floor, TV aerial point and two windows overlooking the garden. BEDROOM THREE

3.40m x 1.69m (11'1" x 5'6") With a window overlooking the front garden having a southerly aspect. BEDROOM FOUR

2.90m x 1.60m (9'6" x 5'2") Having a stripped floor. LANDING AREA

With stripped floor, built-in airing cupboard housing the Vaillant gas combi boiler and giving access to all the first floor rooms and access to the roof space. BATHROOM/WC

Comprising a panelled bath with over-bath shower, pedestal washbasin, low level wc, ladder radiator, partial ceramic wall tiling with full tiling to the shower area, LED lighting and feature exposed beam to the ceiling. OUTSIDE

There is a south facing patio and garden with lawns, flowering beds and borders, herb garden and gated parking with cobbled finish. The shed and wood store are included in the sale.

5 Cliff Lane, Hyde Park, Leeds, LS6 2DS

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 Woodhouse Lane/Headingley Lane and Hyde Park Road, by the Hyde Park public house at Hyde Park Corner, proceed north along the A660 Headingley Lane for only a few hundred yards and turn right into Grosvenor Road. Take the second left into Grosvenor Mount and continue to the end where the Mount meets Cliff Lane. Turn right and 5 Cliff Lane is immediately on your right - it occupies the corner plot. Parking when viewing is usually available along Grosvenor Mount either in the limited parking zone outside the rear of No 5 or further along back towards Grosvenor Road where parking is unrestricted. 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 D. 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 2.4/JM.