Briarlyn Avenue, Birchencliffe, HD3 3NN

An attractively presented and extended three-bedroom semi-detached house occupying a generous corner plot within this popular and well-regarded residential area.

The property is ideal for a family, close to local amenities with a variety of shops, restaurants and bars in Lindley, good local schools and accessible for junctions 23 and 24 of the M62.

The accommodation is served by a gas central heating system, uPVC double glazing and briefly comprises to the ground floor entrance hall, living room, dining room, sitting area, kitchen and utility room.

First floor landing leading to three bedrooms and bathroom. Externally a driveway provides off road parking and leads to a single garage together with gardens laid out to front, side and rear.

EPC Rating: D ENTRANCE HALL (1.88m x 3.66m) This has uPVC and frosted double glazed door with adjacent frosted uPVC double glazed window all of which provide this area with natural light, there is a ceiling light point, central heating radiator, Moduleo herringbone wood effect vinyl flooring which continues through into the kitchen, to one side a staircase rises to the first floor with useful storage cupboard beneath.

From the hallway access can be gained to the following: - LIVING ROOM (3.58m x 4.27m) A principal reception room which has a large uPVC double glazed window which looks out across the front garden and provides the room with natural light, there is a ceiling light point, three wall light points, central heating radiator and as the main focal point of the room there is a feature fireplace with limestone surround together with a coal effect gas fire resting on a limestone heart.

To the rear of the living room there are twin timber and frosted glazed sliding doors which give access to the dining room.

DINING ROOM (2.97m x 3.56m) This has a timber panelled door to one side giving access to the kitchen, there is a ceiling light point, ceiling coving and this is open plan to a sitting area.

SITTING AREA (2.85m x 2.92m) This has uPVC double glazed windows to the side and rear elevations, there is a ceiling light point, ceiling coving, central heating radiator and wall mounted Baxi Brazilia slimline gas wall heater.

KITCHEN (2.52m x 3.5m) With a uPVC double glazed window looking out over the rear garden, there are inset LED downlighters, Moduleo wood effect vinyl flooring, central heating radiator and fitted with a range of matt grey shaker style base and wall cupboards, drawers, pan drawers, overlying Corian worktops with matching splashbacks, inset one and half bowl Franke stainless steel sink with chrome monobloc tap, four ring AEG gas hob with extractor hood over and AEG stainless steel electric double oven, integrated fridge and to one side a door gives access to a utility room.

UTILITY ROOM (2.52m x 2.49m) With a uPVC double glazed window looking out over the rear garden, uPVC and frosted double glazed door giving access to the side, ceiling light point, wall mounted Worcester gas fried central heating boiler, wall cupboards, worktops with tiled splashbacks and under space for washing machine, tumble dryer and dishwasher.

There is a tiled floor and courtesy door giving access to the garage.

LANDING With a uPVC double glazed window to the gable, ceiling light point, loft access and from the landing access can be gained to the following rooms: - BEDROOM ONE (3.58m x 3.76m) A double room situated to the front of the property and having a uPVC double glazed window, ceiling light point, central heating radiator, wall light point and fitted furniture including floor to ceiling wardrobes and a dressing table with drawers beneath.

BEDROOM TWO (2.92m x 3.53m) A double room situated to the rear of the property with a uPVC double glazed window with views to one side across to Grimescar Woods, there is a ceiling light point, central heating radiator and fitted furniture including floor to ceiling wardrobes, dressing table with drawers beneath and a chest of drawers.

BEDROOM THREE (2.34m x 2.74m) This is situated adjacent to bedroom one and has a uPVC double glazed window looking out over the front garden, ceiling light point, central heating radiator and cupboard with fitted shelving over the bulkhead.

BATHROOM (1.96m x 2.24m) With a frosted uPVC double glazed window, ceiling light point, storage cupboard, floor to ceiling tiled walls, tile effect flooring, central heating radiator and fitted with a suite comprising panelled bath with glazed shower screen and chrome shower fitting over, pedestal wash basin with chrome monobloc with low flush w.c.

Garden The property stands on a generous corner plot. To the front and to the right hand side of the driveway there is a lawned garden with planted flowers and shrubs to the borders.

To the left-hand side of the driveway there is a large lawned garden which is bordered by trees, flowers and shrubs.

To the side of the garage there is a timber hand gate which opens onto a further side garden which has a triangular lawn, planted flowers and shrubs to the borders, a pathway leading to the rear.

To the rear there is a pathway, shaped lawned garden, planted trees, flowers and shrubs.

Parking - Driveway There is a tarmac driveway which provides off road parking with space for three cars and in turn leading to an attached garage.

Parking - Garage Measurements- 18'7" x 8'2" This has an up and over door, frosted uPVC double glazed window to the side elevation, courtesy door to the utility room and having power, light and cold-water tap.