12, Newlay Lane Place, Leeds, LS13 2BB

INTRODUCTION **QUOTE REF NICOLA RAMSDEN** There’s something instantly welcoming about 12 Newlay Lane Place.

Perhaps it’s the peaceful cul-de-sac setting, the friendly neighbourhood feel or the way the evening sun falls across the west-facing garden after a long day.

Whatever it is, this is a home that has clearly been cherished and beautifully maintained over the past fifteen years.

From the moment you arrive, the property immediately stands out with its attractive herringbone-paved driveway, detached garage and elegant sage green composite entrance door, creating a first impression that feels both warm and inviting.

Occupying one of the larger plots within the development, this stylish three bedroom, end townhouse offers far more than simply practical accommodation - it offers a lifestyle centred around comfort, convenience and community.

With woodland walks and the Leeds-Liverpool Canal quite literally on the doorstep, sunny west-facing outdoor space, friendly local pubs within walking distance and excellent access into Leeds city centre, this is a home perfectly suited to modern family life, first time buyers and professionals alike.

DESCRIPTION Step inside the entrance vestibule, offering a practical space for coats and shoes before opening into the spacious lounge that is centred around a striking Georgian-style bay window which floods the room with natural light.

It is easy to imagine cosy winter evenings, coffee on lazy Sunday mornings or movie nights with family and friends.

To the rear of the property is the interconnecting kitchen and dining space - thoughtfully designed to provide separation between cooking and dining whilst still maintaining a sociable flow ideal for modern family life.

The dining room enjoys French patio doors opening directly onto the west-facing garden, effortlessly connecting indoor and outdoor living during the warmer months.

The kitchen itself is fitted with a timeless white shaker-style range of wall and base units with pull-out drawers, complemented by integrated appliances including a dishwasher, double electric oven with grill, gas hob and extractor fan.

There is also space for a washing machine and a useful pantry cupboard housing the fridge/freezer.

Installed approximately seven years ago, the kitchen offers excellent functionality whilst also presenting exciting future potential for buyers wishing to further enhance or reconfigure the space over time.

A rear-facing window overlooks the garden and a separate UPVC side entrance door adds further convenience.

Upstairs, the property continues to impress with two generous double bedrooms and a versatile third bedroom ideal as a nursery, dressing room or increasingly important work-from-home space.

The third bedroom benefits from built-in storage and a re-plastered ceiling, while all bedrooms are finished in calming neutral tones.

The bathroom has been stylishly refreshed with a modern white three-piece suite featuring a mixer shower over the bath and an eye-catching mosaic-style feature splashback in layered grey, white and black tones, creating a space that feels fresh, modern and relaxing.

Further practical benefits include gas central heating powered by a high-quality boiler installed approximately fourteen years ago and serviced annually, alongside a partially boarded and insulated loft space.

Notably, neighbouring properties have successfully converted their lofts into additional fourth rooms without sacrificing the third bedroom, offering exciting future potential subject to the necessary permissions.

Externally, the west-facing rear garden is a particular highlight and perfectly reflects the lifestyle this home offers.

Designed for ease of maintenance and enjoyment, the space features a paved patio ideal for summer dining and evening drinks, a lawned area for children or pets, and upgraded perimeter fencing with concrete posts and bases providing both privacy and durability.

An external cold-water tap and outdoor power socket positioned beside the patio doors add further practicality for gardening and outdoor entertaining.

The detached garage provides excellent storage and secure parking accommodation, while additional gated fencing to the driveway offers flexibility for families or pet owners.

The location is equally appealing and perfectly suited to buyers seeking both convenience and outdoor lifestyle opportunities.

Bramley Fall Park has a popular football and dog walking field which leads through woodland walks down towards the scenic Leeds-Liverpool Canal, creating the perfect setting for evening strolls, weekend walks and cycling routes.

Nearby Rodley further enhances the area’s green credentials. This is far more than simply a house - it is a home that offers comfort, practicality, community and lifestyle in equal measure.

Perfect for first time buyers, young professionals or growing families seeking a move-in ready home with genuine long-term appeal in one of West Leeds’ most up-and-coming locations.

LOCATION Beyond the property itself, the lifestyle on offer here is equally appealing.

Bramley is quickly becoming one of West Leeds’ most popular places to put down roots, loved for its strong community feel and excellent balance between urban convenience and outdoor living.

Bramley Fall Park is just a short walk away, while nearby Rodley Canal offers scenic waterside walks, weekend bike rides and peaceful evening strolls.

For socialising, three popular local pubs - The Acorn, The Abbey Inn and The Rock are all within walking distance, close enough to enjoy whilst still allowing the property to retain its peaceful residential feel.

Everyday convenience is exceptionally well catered for, with Aldi, Tesco and Morrisons all within a five-minute drive, while Kirkstall Bridge Shopping Park offers an excellent selection of retail and leisure amenities including JD Sports, Home Bargains, The Range and PureGym.

Owlcotes Shopping Centre is also approximately ten minutes away and includes ASDA and Marks & Spencer.

Commuters are particularly well positioned with excellent bus routes into Leeds city centre taking approximately fifteen minutes, whilst both Bramley and Headingley train stations are within a short five-minute drive, offering fast and convenient rail connections across the city and beyond.

GROUND FLOOR ACCOMMODATION ENTRANCE HALL Enter via the stylish sage green composite front door and provides access into the lounge and first floor accommodation. Security alarm.

LIVING ROOM 15'11" x 11'7" (4.84m x 3.54m) A spacious reception room featuring a striking Georgian-style bay window to the front elevation and finished in neutral décor with plush carpeting.

Radiator DINING ROOM 9'10" x 7'1" (3.00m x 2.16m) An interconnecting dining space, with UPVC French patio doors opening directly onto the west-facing rear garden.

Carpeted flooring and ample space for a dining table and chairs.

KITCHEN 9'10" x 7'4" (2.99m x 2.23m) Fitted with a range of white shaker-style wall and base units complemented by integrated dishwasher, double electric oven with grill, gas hob and extractor fan.

Space for a washing machine and useful pantry cupboard housing the fridge/freezer. Double glazed window overlooking the rear garden and UPVC side entrance door.

FIRST FLOOR LANDING Providing access to all bedrooms, bedroom and the partially boarded and insulated loft.

BEDROOM ONE 13'1" x 8'10" (4.00m x 2.69m) A front-facing double bedroom finished in neutral tones with grey carpeting and radiator.

BEDROOM TWO 13'1" x 8'10" (3.98m x 2.69m) A rear-facing double bedroom overlooking the garden, neutrally decorated with carpeted flooring and radiator.

BEDROOM THREE 8'10" x 5'8" (2.68m x 1.72m) A versatile third bedroom ideal as a nursery, child’s bedroom or home office, benefiting from built-in wardrobe storage with shelving and a re-plastered ceiling.

Carpet and radiator. BATHROOM 7'4" x 5'8" (2.23m x 1.72m) A white three-piece bathroom suite comprising a bath with mixer shower over, wash hand basin and WC.

Finished with stylish grey, white and black mosaic-style splashback tiling, white wall tiling, vinyl flooring and frosted double glazed window.

GARAGE 16'5" x 9'2" (5.00m x 2.80m) Detached garage with up-and-over door providing excellent storage or parking space. Outside power socket and cold-water tap positioned adjacent to the patio area.