St. Johns View, Leeds, West Yorkshire, LS23

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An outstanding four bedroom, three bathroom semi detached family home, that's been the subject of a high quality refurbishment and significant extension. The stunning accommodation includes a stylish breakfast kitchen, large garden room and luxurious master suite. Enjoying sunny west facing gardens, and peacefully situated a short walk from the High Street of Boston Spa; a sought after Georgian village on the River Wharfe. Close to attractive open countryside, Boston Spa Academy (rated 'outstanding'), as well as the A1. An early viewing is essential.

FLOORSPACE: 1637 SQ FT

Introduction
A significantly extended semi detached family home, that provides stylish, high quality four bedroom, three bathroom accommodation with a flexible layout and generous proportions. Occupying a pleasant position on the edge of Boston Spa, St John's View is set within sunny west facing rear gardens. The well planned and immaculately presented accommodation briefly comprises; stylish breakfast kitchen with integrated appliances, superb garden room with two sets of French doors opening on to the garden, central hall, generous sitting room and dining area, and ground floor shower room. To the upper floors are the master suite, comprising; a double bedroom with walk in wardrobe and shower room. Four further pleasant bedrooms and an attractive family bathroom. The property is approached by a block paved driveway and lawned garden, a full height gate leading to the rear. Stone paved patios, composite decking and fitted bar of timber construction. Central raised lawn, and stocked flower borders.

Boston Spa is a charming Georgian village situated between the market towns of Wetherby and Tadcaster. Ideally positioned for access to the A1 (2 ¼ miles or 6 minutes) and A64 (4 miles or 9 minutes), with the regional centres of York (13 miles or 25 minutes) and Leeds (13 miles or 25 minutes), as well as the national motorway network, all within easy reach. Boston Spa has a fantastic High Street within a short walk of St John's View, with restaurants, cafes and bars, traditional pubs, a small supermarket and many independent shops. There are woodland walks next to the River Wharfe, and lovely countryside surrounding the village.

Boston Spa Academy, which is only a two minute walk, has recently been rated 'Outstanding'. Furthermore, there are several excellent primary schools in Boston Spa and the surrounding villages.

Accommodation
With PVCu double glazing, gas central heating.

To the ground floor: Stylish breakfast kitchen 23 ft 2 x 7 ft 8
Beautifully fitted and thoughtfully designed, with a comprehensive range of 'soft close' base and wall cupboards, attractive quartz work surfaces and upstands, having countertop lighting and herringbone tiled walls. Fitted with extensive integrated appliances, including; five burner gas hob with extractor over, eye level double oven, dishwasher and full size separate fridge and freezer. Sink unit with a mixer tap. Multipaned window to the front, Velux rooflight, and composite entrance door with obscured central window. Recessed ceiling lighting, pendant ceiling light and high quality oak flooring. Space for a breakfast table. Leading to:

A stunning garden room 18 ft x 11 ft 6
Ideal for year round family use, with two sets of French doors opening on to the extensive stone paved patio. Further windows overlooking the immaculately tended and well stocked west facing gardens. Porcelain tiled floor with underfloor heating, low voltage ceiling lights and a fantastic lantern roof that creates a great sense of light and space.

Central hall
Oak flooring, ceiling light and a staircase to the upper floors having a turned balustrade and understairs store.

Generous sitting room and dining area 25 ft x 12 ft
Multipaned French doors, with full height windows to either side, leading to the pleasant and private lawned garden. Multipaned window to the front, oak flooring, two ceiling lights and ceiling coving. Esse multifuel burning stove, set within a fireplace recess upon a slate hearth.

Large shower room
Obscured window to the rear. Oversize (1600mm) walk in shower enclosure with a thermostatic control, rainshower fitting and hand held attachment. Low suite wc and wash basin with storage beneath. Part tiled walls, ceramic tiled floor and ceiling light. Utility cupboard with plumbing for a washing machine, and storage shelves above.

To the first floor: Landing
Return staircase to the second floor, with a turned balustrade. Multipaned staircase window to the rear. Ceiling light.

Bedroom 2 13 ft x 10 ft 4
A spacious double bedroom, with a multipaned window to the front. Ceiling light. Fitted wardrobes providing generous hanging space and shelved storage.

Bedroom 3 12 ft x 11 ft 6
A further well proportioned double bedroom, with multipaned window to the front. Ceiling light and fitted cupboard.

Bedroom 4 8 ft 2 x 7 ft 9
Multipaned window to the rear, ceiling light and coving.

Family bathroom
Two obscure glazed multipaned windows to the rear. P shaped whirlpool shower bath with a curved screen, thermostatic shower control, hand held attachment and rainshower fitting. Low suite wc and pedestal wash basin. Fully tiled walls incorporating mosaic tiled detailing. Recessed ceiling spotlights and extractor.

To the second floor: Landing
Window to the rear, ceiling light.

Master suite
Double bedroom 10 ft 6 extending to 16 ft 8 x 13 ft 4 maximum
A cleverly planned and charming double bedroom, with a dormer window to the rear and Velux window to the front. Recessed ceiling spotlights and bedside storage niches. Leading to:

Walk in wardrobe
Velux rooflight to the front. Fitted with a full length range of bespoke hanging space, a chest of drawers and shoe storage. Recessed ceiling spotlights.

Shower room
Obscured window to the rear. Fully tiled shower with thermostatic control. Low suite wc and wash basin. Full tiled walls, ceramic tiled floor and ceiling light. Recessed shelving.

Study 13 ft 3 x 7 ft
Dormer window to the rear and Velux rooflight to the front. Recessed ceiling spotlights.

Outside
St John's View enjoys a peaceful position, yet still close to the heart of Boston Spa being just a short walk from the centre. The immaculate lawned gardens enjoy a westerly aspect to the rear, with the stone paved patios and composite decking benefiting from sun throughout the day, as does the bar fitted within a timber constructed cabin. Timber boundary fencing to the rear, with full height gate leading from the side of the property. A wide block paved driveway provides generous parking for numerous cars. Lawned garden to the front with established privet hedging to the front boundary.

Agent's notes: The property is freehold. All mains services are provided. Viewing strictly by appointment only. Council tax band:C.

Conveyancing: We have conducted a survey of over forty conveyancers in the Leeds area. We used these results to appoint local solicitors to our panel. All were placed in the best eight for lowest fees. As well as offering good value for money, they are very reliable, quick and effective. Please call us for details.

Residential & buy-to-let mortgages: We can help you whatever your requirements and circumstances, whether you are a first time buyer, or wishing to remortgage to a preferential rate. We have appointed an excellent local independent mortgage consultant, authorised and regulated by the Financial Services Authority. They can provide preferential financial products, from major names, which are not available through other channels.

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These particulars, whilst believed to be accurate, are set out as a general outline and are only intended as guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person employed by Morfitt Shaw Estate Agents Leeds has the authority to make or give any representation or warranty in respect of the property. Photographs are reproduced for general information and it must not be inferred that any item shown is included for sale with the property. Prospective purchasers are advised to inspect the property and commission an expert report where appropriate.

Big enough to impress, small enough to care.