Water Royd Lane, Mirfield, WF14 9SE

Situated in a highly convenient location within easy reach of Mirfield town centre and falling within the catchment area of well-regarded local schooling, this exceptional four-bedroom semi-detached family home offers an outstanding blend of space, style and versatility.

Thoughtfully extended to both the side and rear, the property has been significantly enhanced to create a superb family residence finished with quality fixtures and fittings throughout.

Combining substantial living accommodation, stylish interiors, exceptional versatility and a sought-after location, this outstanding family home offers a rare opportunity to acquire a property perfectly suited to the demands of modern life.

Early viewing is highly recommended to fully appreciate the quality, space and lifestyle on offer.

EPC Rating: D Entrance Hallway   Immediately upon entering this impressive home, you are greeted by a wonderful sense of style and attention to detail that sets the tone for the accommodation beyond.

Elegant half-panelled walls combine beautifully with herringbone-effect flooring, creating a sophisticated and welcoming first impression.

This inviting entrance hall provides access to the ground floor accommodation, effortlessly connecting the living spaces while showcasing the high standard of presentation found throughout the property.

Downstairs WC   An essential feature in any family home, the ground floor cloakroom has been stylishly appointed and thoughtfully designed.

Featuring attractive feature wallpaper complemented by coordinating wall tiling and striking patterned floor tiles.

The suite comprises a WC and wash basin, while a useful storage cupboard provides practical storage space .

Lounge / Dining Room   Having been thoughtfully extended, the lounge is a wonderfully bright and inviting space, flooded with natural light courtesy of the Velux windows and patio doors that open directly onto the rear garden.

This seamless connection to the outdoors allows entertaining to effortlessly spill outside during the warmer months, creating the perfect setting for family gatherings and social occasions.

Beautifully decorated in tasteful tones and complemented by stylish wood-effect flooring, the room offers a warm and contemporary feel throughout.

Generous in size, there is ample space to comfortably accommodate a family-sized dining suite alongside lounge furniture, creating a highly sociable and versatile living environment.

The focal point is the impressive log-burning stove, housed within an elegant surround with a stone hearth beneath, creating a striking feature and casting a cosy ambience on chilly evenings.

Second Reception Room   Located on the ground floor and flooded with natural light courtesy of the attractive bay window, this versatile room offers a wealth of possibilities to suit a variety of lifestyles.

Currently utilised as a playroom, it provides a wonderful family space, however its flexible layout lends itself equally well to use as a formal dining room, home office, snug or hobby room, depending on the purchaser's individual requirements.

Beautifully bright and generously proportioned, this adaptable room is a valuable addition to the home, offering the flexibility to evolve alongside changing family needs.

Kitchen   A beautifully light and airy kitchen, impeccably styled with a striking range of contemporary units in contrasting green and white tones, elegantly finished with gold handles and complemented by coordinating work surfaces.

Integrated appliances include a fridge freezer, oven and grill, five-ring gas hob and dishwasher, while a charming pot sink with gold mixer tap is perfectly positioned beneath a window overlooking the rear garden, allowing natural light to flood the room and providing a delightful outlook whilst preparing meals.

Further enhancing practicality, a cupboard conceals a useful laundry area with plumbing for a washing machine and space for a tumble dryer, helping to keep household appliances neatly tucked away.

An external door provides direct access to the garden.

Landing   A staircase rises gracefully from the entrance hallway, beautifully enhanced by a stylish carpet runner that adds both elegance and warmth.

The staircase creates an attractive focal point within the home, guiding you to the first-floor accommodation while continuing the high standard of presentation and attention to detail evident throughout the property.

Master Bedroom   Located to the rear of the property, this well-proportioned double bedroom enjoys a pleasant outlook over the rear garden.

Beautifully presented in soft grey tones, the room offers a calm and contemporary aesthetic, while its generous dimensions provide ample space for a range of freestanding furniture.

En-suite   A fabulous-sized en-suite, beautifully appointed and designed to provide a luxurious retreat from the demands of everyday life.

The suite features a full-size bath, perfect for long, relaxing soaks, alongside a large corner walk-in shower cubicle.

A wash basin is elegantly set within a vanity unit, providing useful storage while maintaining a sleek and uncluttered finish, complemented by a WC to complete the suite.

Further Bedrooms   Also located on the first floor are two further well-proportioned double bedrooms and a larger-than-average single bedroom which is currently utilised as a home office and also benefits from ladder access to a fully boarded loft, providing valuable additional storage and practical convenience.

Shower Room   The shower room is thoughtfully designed and well appointed, featuring a curved shower cubicle, wash basin and WC.

Outbuilding   A highly versatile outbuilding offering exciting potential for a variety of uses, whether as a home gym, workshop, hobby room or dedicated home office for those working remotely.

Benefitting from power and lighting, the space is both practical and adaptable.

French doors and side windows allow natural light to flood in, creating a bright and welcoming environment that could equally be enjoyed as a garden room, studio or entertaining space, depending on a purchaser's individual requirements.

Exterior   To the front of the property, a fully flagged driveway provides off-road parking for up to three vehicles and the attached garage which benefits from an electric door.

The rear garden has been thoughtfully designed with ease of maintenance in mind, creating a private and inviting outdoor retreat.

Fully enclosed and enjoying a wonderful sense of privacy, it features artificial lawn alongside decking, providing the perfect setting for relaxing with a glass of wine and entertaining guests.

A further decked seating area adjoins the dining room, creating a seamless connection between indoor and outdoor living.

Decorative raised timber sleeper beds introduce texture, colour and visual interest, while high fencing encloses the garden, offering both security and seclusion.

Beautifully arranged and effortlessly maintained, this delightful outdoor space provides the perfect extension to the home and an area in which the whole family can enjoy.

Parking - Driveway   Parking - Garage   Disclaimer   Whilst every effort is made to ensure the accuracy of the information provided, Home & Manor gives no representations or warranties regarding the statements contained within these particulars, which should not be relied upon as statements of fact.

All information is supplied by the Seller. Your Conveyancer is legally responsible for ensuring that any purchase agreement fully protects your interests.

Please notify us if you become aware of any inaccuracies.

If an offer is accepted on a property marketed by Home & Manor, all purchasers will be required to complete identification checks and provide proof and source of funds.

This is a legal requirement under Anti-Money Laundering (AML) regulations. We use a specialist third-party provider alongside our in-house compliance team to carry out these checks.

The cost is £60.00 + VAT per person, payable in advance once an offer is agreed and prior to issue of the sales memorandum. This fee is non-refundable.