14 St Anne’s Road, Head i ng 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

36 Springbank Crescent, Headingley, Leeds, LS6 1AB

A well presented, three bedroom, SEMI-DETACHED HOUSE having one of the LARGEST GARDENS in the cul-de-sac, and possibly within this part of Headingley, being south-west facing enjoying sunshine

throughout the day. This is a lovely, quiet, setting surrounded by mature trees and shrubbery, yet you’re only a few minutes’ walk from the heart of Headingley, with its many shops, cafés, restaurants, pubs,

supermarket, etc. Public transport is literally across Otley Road from the crescent providing bus services that run into Leeds and the University throughout the day, and there are two historic, popular, cinemas within half a mile. Tastefully decorated, the house benefits from SOUND SYSTEM cabling to all seven

rooms, GAS CENTRAL HEATING, an ALARM and most windows are uPVC DOUBLE GLAZED. It briefly comprises an entrance hall with ENGINEERED WOOD FLOOR, dining room with bay to the front,

lounge to the rear with an extensive aspect over the garden, again having an engineered wood floor, modern kitchen units with freestanding appliances included, two double bedrooms, a single bedroom

and a combined bathroom and wc. There is an external store under the property and a drive to a DETACHED GARAGE, which has power and light, but without doubt it is the rear garden that sets this

property apart from nearly all other semis in the area. THIS IS A VERY DESIRABLE FOREVER FAMILY HOME.

Guide Price £295,000

GROUND FLOOR ENTRANCE HALL 2.29m x 4.12m (7'6" x 13'6") Being light and bright, with a beautiful engineered wood floor and having stairs off to the first floor with a window on the half landing and a very useful under stairs cupboard. DINING ROOM 2.90m x 3.97m (9'6" x 13'0") Situated to the front with a bay window (wood frame with secondary double glazing), there’s a nice aspect over the front garden and beyond to the little copse of trees on the central island, that features in this very pleasing cul-de-sac. The chimney breast has an Adam-style fire surround with marble hearth and interior, presently used for decorative purposes, and a centre ceiling light point is positioned over the dining area. LOUNGE 3.53m x 3.96m (11'6" x 12'11") Located to the rear, this relaxing room has a wonderful aspect down the garden, has wall light points, TV aerial/digital connection points, uPVC double glazing and a beautiful engineered wood floor. KITCHEN 2.20m x 2.39m (7'2" x 7'10") There are modern Shaker-style base and wall cupboards with marble-effect round-edged laminate work surfaces and contemporary black upstand tiling to the external walls. The inset stainless steel sink unit has a monobloc mixer tap and the freestanding gas cooker has a stainless steel filter chimney hood above it, complete with integral lighting. There is an automatic washing machine and fridge/freezer in the sale. The side window is wood, with double glazing, and overlooks the drive. The rear external door opens onto the rear garden down a short flight of steps. FIRST FLOOR BEDROOM ONE 2.92m x 3.49m (9'6" x 11'5") Situated to the front with a uPVC double glazed bay window overlooking the cul-de-sac. BEDROOM TWO 3.49m x 3.82m (11'5" x 12'6") With uPVC double glazing and a lovely long-distance aspect over the rear garden and onwards towards the Kirkstall Valley. BEDROOM THREE 2.30m x 2.27m (7'6" x 7'5") Situated to the front with a double glazed wood framed window overlooking the garden and cul-de-sac. The room is presently used as a home office but would make a nice child’s bedroom or hobby room. BATHROOM/WC 2.29m x 2.42m (7'6" x 7'11") Having a combined white suite comprising a panelled bath with Victoriana mixer taps and shower, fitted units with vanity unit, washbasin and back-to-wall wc with dual-flush water saving cistern, full wall tiling, uPVC double glazing and built-in linen/storage cupboard. LOFT The loft has had additional insulation added since 2008. OUTSIDE The front garden has a small lawn with flowering beds and borders. Double gates open onto a brick-set driveway which leads down the side of the house to a single detached garage which has power and light. To the rear of the house is a useful under-house storage area. The rear garden is very large and relatively private – an oasis in Headingley! The present configuration has a patio area close to the house with steps down to lawns, herbaceous borders and flower beds. The garden is surrounded by mature trees and shrubbery and a garden shed sits towards the far corner. Please note: A Yorkshire Water pipe runs under the garden some 10m+ from the house. This is referenced in the Title at Land Registry which refers to an easement running with the land from 1926. We believe this to be a clean water pipe from the reservoir at the junction with Otley Road and Church Wood Avenue in Far Headingley which runs through the Beckett Park estate to Headingley Taps (former pump house) and on through this part of Springbank Crescent to the reservoir at Woodhouse Moor (opposite the University campus). Access to this has never been needed as far as anyone knows but it prevents any potential for building over it. It would not impede any normal house extension projects.

36 Springbank Crescent, Headingley, Leeds, LS6 1AB

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 centre of Headingley by St Michael's Church and The Original Oak public house, proceed south along the A660 Otley Road towards Leeds. Continue past St Columbus Church on the left and just after the S-bend turn right into Springbank Crescent where this property can be found at the end of the cul-de-sac towards the right-hand side. TENURE Freehold. SERVICES Mains gas, electricity, water and drainage are connected and were working at the time of our inspection. Gas central heating is installed with a comb boiler in the kitchen. Sound system cabling is installed. The sellers are open to leaving their Bang & Olufsen sound system subject to negotiation. 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/JM.