Holt Park Approach, Holt Park, Adel, Leeds, LS16 7PW

SET BACK from the road on a VERY PLEASANT, ESTABLISHED CORNER SITE OF GOOD SIZE (corner of Holt Park Way) and with AN IMPRESSIVE WIDE FRONTAGE on this popular and very convenient development, AN OUTSTANDING OPPORTUNITY for a LARGER GROWING FAMILY to purchase this IMPOSING, DOUBLE FRONTED DETACHED RESIDENCE which is REALISTICALLY PRICED to encourage a sale and has been in the SAME HAPPY OWNERSHIP for some 44 years!

This LOVELY FAMILY HOME, which, has VERY WELL LIT ROOMS OF GENERALLY GOOD PROPORTIONS, benefits from GENEROUS WINDOW SPACE affording EXCELLENT NATURAL LIGHT to the rooms and several of which have the advantage of NO OTHER PROPERTIES' WINDOWS FACING as well as enjoying A VERY PLEASANT OUTLOOK.

The two separate reception rooms, which, include A THROUGH LOUNGE/DINING AREA are complemented by the FOUR BEDROOMS and the main one of which has a generous range of fitted bedroom furniture and consequently virtually only the bed is required to complete the room, and the FAMILY BATHROOM OF GOOD SIZE also has a TILED SHOWER CUBICLE.

The VERY PLEASANT GARDENS further enhance the property, which also has A WIDE DRIVEWAY (re-laid in recent years) which provides potential space for three to four cars to stand (depending on the sizes) and there is also a TANDEM GARAGE for two smaller cars, end to end.

The IMPRESSIVE SIZE of the property is impossible to assess and appreciate from outside and AN INTERNAL INSPECTION IS STRONGLY RECOMMENDED to appreciate the GENEROUS FAMILY ACCOMMODATION.

AMENITIES:   The property is situated in a very pleasant position on this popular and very convenient family development, within easy walking distance of countryside and there are also local golf courses within the area including one within walking distance!

Ideally placed for comfortable daily commuting, by car, to the commercial centres of Leeds and Bradford, as well as the former spa towns of Harrogate and Ilkley, and there are regular public transport facilities to Leeds, via Headingley and the university, within relatively easy walking distance.

'   The famous Golden Acre Park is within approximately 20 minutes walking distance and Leeds Bradford Airport about 10 minutes drive.

Holt Park Centre, which includes an Asda supermarket and "Holt Park Active" sports and leisure centre with swimming pool and an adjacent library, is within easy walking distance.

Ralph Thoresby Secondary School is also about 15 minutes walk and Horsforth railway station, which provides useful links, for the commuter, to both Leeds and Harrogate, is only several minutes drive from the property.

DIRECTIONS:   FROM THE TRAFFIC LIGHTS IN ADEL on the main Otley Road (A660) proceed away from Leeds in the direction of Otley, passing the parades of shops with bar and restaurant on the left and TURN FIRST LEFT into Holt Lane IMMEDIATELY BEFORE reaching HICKORYS.

Proceed on Holt Lane for about a quarter of a mile and TAKE THE FIFTH TURNING ON THE RIGHT (at the junction with Holt Road) into the continuation of Holt Lane.

Turn first left into Holt Park Road, when Holt Park Approach is then a short way along on the left.

ACCOMMODATION:   The property, which, has GAS CENTRAL HEATING, also has THE ADVANTAGE OF UPVC DOUBLE GLAZED SEALED UNIT WINDOWS and OUTER DOORS and the windows (excluding the front window in the through lounge) incorporate a useful "tilting" and "inwardly opening" facility.

The GENEROUS WELL PROPORTIONED FAMILY ACCOMMODATION which has attractive white panelled style doors to the rooms, briefly comprises: GROUND FLOOR   SHALLOW OPEN PORCH   Provides covered access to the....

UPVC FRONT DOOR   Incorporating twin double glazed sealed unit panels with patterned glass for privacy and an almost floor to ceiling side screen on either side, with matching patterned glass, provides access to the.....

LIGHT "L" SHAPED RECEPTION HALL   With central heating radiator which has a display shelf above and a wall light over.

FULLY TILED GUEST CLOAKROOM   Which also has a tiled floor in a contrasting colour to the wall tiles and the white fittings comprise low suite WC with dual flush and concealed cistern and corner pedestal wash basin with chrome dual flow tap and an extractor fan above.

VERY WELL LIT THROUGH LOUNGE/DINING AREA   With cornice to the ceiling, enhancing the elegance and style and GENEROUS WIDE WINDOW to the front elevation incorporating a large central "picture" panel FRAMING THE FRONT GARDEN OUTLOOK and with NO OTHER PROPERTIES' WINDOWS IMMEDIATELY FACING, and the window has a deep traditional style pelmet above with concealed lighting for added effect.

Yorkshire stone fire surround with an arch shaped display alcove on one side and teak mantle and is a very attractive feature and the focal point of the room and with adjacent teak display/bookshelves on one side, matching the mantle.

Central heating radiator.

There is a second central heating radiator beneath the rear window - which also has a central "picture" panel and excellent window privacy as well as a southerly-facing aspect providing good natural light and some natural warmth.

There is also concealed lighting behind a deep traditional style pelmet.

SITTING ROOM/FAMILY RELAXATION ROOM or OPTIONAL SEPARATE FORMAL DINING ROOM (if required)   With corniced ceiling, central heating radiator with display shelf above and wide and tall window to the front elevation affording EXCELLENT NATURAL LIGHT and with NO OTHER PROPERTIES' WINDOWS FACING.

This room has direct access from the reception hall and also a glass panelled door providing access to/from the......

WELL PLANNED AND TASTEFULLY FITTED BREAKFAST/SNACK KITCHEN   (Which also has a glass panelled door from the reception hall and as a consequence provides some additional "borrowed" light to the reception hall from the wide kitchen window).

There is space for a small table and chairs for two or three people, and a range of wall units and matching base units including a deep corner base unit to maximise the storage space and with wide working surfaces incorporating a one and a half bowl stainless steel inset sink with single side drainer and chrome dual flow tap beneath the very wide window overlooking part of the rear garden and once again with EXCELLENT WINDOW PRIVACY.

Extensive practical ceramic splash tiling and tall and deep part-shelved storage unit plus a separate deep recessed FLOOR TO CEILING PANTRY CUPBOARD with tiled slab.

There is also a unit of wide drawers including a deep pan storage drawer and further working surface above.

'   Fitted LAMONA four-plate ceramic hob with LAMONA electric fan assisted oven beneath plus a smaller second oven/grill and three-speed ducted cooker hood and light above and with additional ceramic splash tiling behind.

Plumbing and space for a slim-line dishwasher and also plumbing and space for an automatic washing machine. INTEGRATED FREEZER and separate INTEGRATED FRIDGE.

Central heating radiator, cornice to the ceiling and double glazed sealed unit rear outer door in UPVC frame and with patterned glass for privacy.

STAIRCASE   From the reception hall, provides access to the..... FIRST FLOOR   LANDING   With the loft hatch.

BEDROOM ONE   With AN EXTENSIVE RANGE of BESPOKE FITTED BEDROOM FURNITURE in "oak grain" effect finish which includes wardrobes including a deep corner wardrobe approached via a mirror fronted door, a unit of drawers plus a dressing table and there is also a free-standing bedside unit to go either side of the bed area.

Virtually only the bed is required to complete the room!

Cornice to the ceiling and central heating radiator beneath the generously sized front window from where there is a VERY PLEASANT OPEN OUTLOOK across the corner and a lovely wide expanse of skyline with NO OTHER PROPERTIES' WINDOWS FACING.

BEDROOM TWO   Also with corniced ceiling, central heating radiator and wide window incorporating a central "picture" panel FRAMING AN OPEN OUTLOOK ACROSS THE GARDENS OF OTHER PROPERTIES beyond the rear garden and also ENJOYING A SOUTHERLY-FACING ASPECT.

BEDROOM THREE   With central heating radiator and dormer window - THE FULL LENGTH OF THE ROOM incorporating a large "picture" panel and affording EXCELLENT NATURAL LIGHT and from where there is AN OPEN OUTLOOK plus A LOVELY WIDE EXPANSE OF SKYLINE and once again, NO OTHER PROPERTIES' WINDOWS IMMEDIATELY DIRECTLY FACING!

There is also a DEEP RECESSED WARDROBE/STORE PLACE with sliding, floor to ceiling, mirror fronted doors providing maximum clear floor space. A CONNECTING DOOR FROM THIS BEDROOM leads to a....

HOME OFFICE/HOBBIES "DEN"   Or alternatively could be a DRESSING ROOM for bedroom three and has a central heating radiator beneath the dormer window which enjoys a similar aspect to the bedroom.

BEDROOM FOUR   With shallow bulk head and central heating radiator beneath the front window.

FAMILY BATHROOM OF GOOD SIZE   With extensive ceramic tiling and is also VERY WELL LIT by virtue of having TWO WINDOWS with matching patterned glass for privacy and the white suite comprises panelled bath, pedestal wash basin with chrome dual flow tap and an adjacent extractor fan, and low suite WC with dual flush.

CORNER TILED SHOWER CUBICLE with sliding twin curve-shaped glass doors and BRISTAN shower, tall chrome ladder towel radiator and the airing cupboard housing the hot water cylinder and with a slatted linen airing shelf.

OUTSIDE   "SWEEPING" STYLE WIDE DRIVEWAY (re-laid in recent years) providing potential SPACE FOR THREE TO FOUR CARS TO STAND (depending on the sizes) and leading to the......

ATTACHED TANDEM GARAGE (for two smaller cars end-to-end)   With up and over door plus a UPVC rear service door and two UPVC double glazed sealed unit non-opening windows with patterned glass, double power point, strip light and a water tap.

INTEGRAL BOILER STORE PLACE with INTERNAL ACCESS FROM THE GARAGE and which houses the wall mounted Vaillant condensing central heating boiler and which our client also uses as a clothes airing area.

FRONT:   A neat shaped lawn bordered by an established mixed hedge which provides an attractive screen and privacy from the road and there is also a circular shaped flower bed inset in the lawn and a mature blossom tree.

SIDE:   A further lawn with flower beds and with an established camelia bush and hedge to the front and also part way down the side of the garage and adjacent footpath.

SIDE:   ON THE OPPOSITE SIDE OF THE PROPERTY there is a bat 'n' ball lawn garden, for small children.

REAR:   Extensive paved patio, to the immediate rear, for garden relaxation furniture and also barbecue equipment with an adjacent piece of lawn.

PLEASE NOTE:   The extent of the property and its boundaries are subject to verification by an inspection of the deeds.

VIEWING ARRANGEMENTS:   Strictly by appointment through Walker Smale's North Leeds property showroom in West Park, telephone 0113-2747007 (please select OPTION 1).

** Interested parties may wish to have a 360° VIRTUAL EXPERIENCE of this EXCELLENT FAMILY HOME OF GOOD SIZE and are able to facilitate this by referring to our VIDEO LINK after which time YOU ARE MOST WELCOME TO ARRANGE A VIEWING IN PERSON.

** THE FLOOR PLAN is intended ONLY TO PROVIDE AN ILLUSTRATION OF THE LAYOUT and please ALSO NOTE ALL ROOM DIMENSIONS ARE ONLY APPROXIMATE.