Royd Road, Meltham, HD9

A BEAUTIFUL, PERIOD FARMHOUSE OCCUPYING THIS IDYLLIC POSITION, SURROUNDED BY ROLLING COUNTRYSIDE AND SITUATED ON THE OUTSKIRTS OF MELTHAM AND WILSHAW. THIS SUPERBLY PRESENTED HOME BOASTS A MODERN CONTEMPORARY INTERIOR, FIVE BEDROOMS AND OCCUPIES A GENEROUS PLOT WITH LANDSCAPED GARDENS WHICH OFFER PANORAMIC VIEWS ACROSS THE VALLEY. 'SYCAMORE FARM' BLENDS PERIOD CHARM, WITH A HIGH-QUALITY FIXTURES AND FITTINGS AND IS A MUST SEE TO TRULY APPRECIATE. The property accommodation briefly comprises of entrance, inner hallway with beautiful oak flooring, triple aspect lounge with barn arch window to the rear, playroom/office, open-plan dining-kitchen, utility room and downstairs WC to the ground floor. To the first floor there are five bedrooms, the house bathroom and storeroom/ensuite shower room. The principal bedroom suite features an impressive, vaulted ceiling, fabulous views, dressing room/walk-in wardrobe and ensuite shower room. Externally the property is approached by a tree-lined driveway with generous lawn garden to the front. To the rear is a hardstanding for further parking, flagged patio, and further lawn.

EPC Rating: E

ENTRANCE

Enter the property through a double glazed composite front door into the entrance which features beautiful Yorkshire stone flagged flooring, and a double- glazed window to the side elevation which offers fantastic open aspect views across the valley. There is inset spotlighting to the ceiling, a vertical anthracite column radiator and a timber and glazed door provides access to the inner hallway.

INNER HALLWAY

The inner hallway hosts a bank of double-glazed mullioned windows to the rear elevation which provide fantastic views across the property’s gardens and neighbouring fields. There is oak flooring, attractive kite winding staircase rising to the first floor and there is a central ceiling light point, further inset spotlighting to the ceiling and an anthracite column radiator. The entrance hall provides access to the lounge, open plan dining kitchen, playroom and downstairs w.c.

LOUNGE

Dimensions: 6.78m x 4.75m (22'3" x 15'7"). As the photography suggests the lounge is a generous proportioned, light, and airy reception room which features triple aspect windows with a bank of double-glazed mullioned windows to the front, two windows to the side and a beautiful barn arch window to the rear elevation which takes full advantage of the fantastic views across neighbouring fields and with far reaching views into the distance. The oak flooring continues through from the entrance hall and there is cedar panel detailing to the walls, inset spotlighting to the ceiling and two wall light points over the barn arch. The focal point of the room is the cast iron clear view log burning stove which is set upon a raised stone hearth and with attractive exposed stone inset. The lounge has two vertical column radiators.

OPEN PLAN DINING KITCHEN

The open plan dining kitchen room benefits from a wealth of natural light which cascades through the twin set of aluminium double glazed bi-folding doors to the rear and side elevations. From there, there are fabulous open aspect views across the property’s gardens and across the valley and attractive tiled flooring with underfloor heating, inset spotlighting to the ceiling and four ceiling pendant light points, one over the dining area and three over the fabulous quartz island.

KITCHEN AREA

The kitchen features a wide range of high quality fitted wall and base units with handle less cupboard fronts and with complimentary quartz island which features an inset stainless steel sink unit with boiling hot water mixer tap over. The kitchen is well equipped with high-quality built-in appliances which include a slide and hide Neff oven, integrated microwave combination oven with warming drawer, a five-ring ceramic induction hob with steel, a mounted remote control extractor hood over, an integrated dishwasher and there is space for an American style fridge and freezer unit. The kitchen benefits from soft closing doors and drawers, pull out pantry units and further storage under the breakfast island. There is a partly exposed stone wall and a cottage style door proceeds into the utility.

UTILITY ROOM

Dimensions: 3.05m x 2.44m (10'0" x 8'0"). The attractive tiled flooring continues through from the open plan dining kitchen into the utility room which features fitted wall and base units with handle less cupboard fronts and with complimentary oak work surfaces over which incorporate a one-and-a-half bowl stainless steel sink and drainer unit with chrome mixer tap. The utility room features plumbing and provisions for an automatic washing machine with space for a tumble dryer above. There is an integrated dishwasher, and a cupboard houses the property boiler. There is a bank of double-glazed stone mullioned windows to the front elevation and an external double-glazed composite door with obscure glazed inserts to the side elevation. There is inset spotlighting to the ceiling and underfloor heating.

DOWNSTAIRS W.C.

The downstairs w.c. features a modern contemporary two-piece suite which comprises of a broad pedestal wash hand basin with chrome monobloc mixer tap and a low level w.c. with push button flush. There is tiled flooring and attractive tiled walled to the splash areas, inset spotlight to the ceiling and an extractor fan.

PLAY ROOM / OFFICE

Dimensions: 4.04m x 2.49m (13'3" x 8'2"). This versatile reception room could be utilised for a variety of uses and it features a bank of double-glazed mullioned windows to the front elevation which offer fantastic views across the property’s gardens. There is inset spotlighting to the ceiling, underfloor heating, and a television point.

LANDING

Taking the staircase from the inner hallway you reach the first-floor landing. There are doors providing access to five bedrooms, the house bathroom, and the storeroom / shower room / en-suite. There is a partly exposed stone wall, inset spotlighting to the ceiling, a vertical anthracite column radiator and there is a bank of double-glazed mullion windows and a fabulous double glazed arced window both of which are to the rear elevation providing fantastic views across neighbouring fields.

BEDROOM TWO

Dimensions: 4.70m x 3.45m (15'5" x 11'4"). As the photography suggests this bedroom boasts a triple aspect view and enjoys a great deal of natural light. With sets of double-glazed mullion windows to the front and rear elevations and a three-quarter depth window to the side elevation. With fabulous open aspect views across the valley and with far reaching views into the distance. There is inset spotlighting to the ceiling, oak flooring, a vertical column radiator and a loft hatch which provides access to a useful attic space.

HOUSE BATHROOM

Dimensions: 3.71m x 2.97m (12'2" x 9'9"). The house bathroom features a high quality modern contemporary four-piece-suite which includes a walk-in wet room style shower cubicle with thermostatic rainfall shower and with separate handheld attachment, a beautiful double ended free standing stone bath with wall mounted mixer tap, a floating low level w.c. with concealed cistern and push button flush and a matching ‘broad stone’ wash hand basin with wall mounted mixer tap set upon a vanity unit. There is attractive tiled flooring, tiling to the splash areas, and a bank of double-glazed windows to the front elevation with fantastic open aspect views across the valley. There is inset spotlighting to the ceiling, an extractor vent, a horizontal ladder radiator and a door provides access to the hot water cylinder cupboard which also provides further storage for toiletries and towels.

BEDROOM FIVE

Dimensions: 3.76m x 2.44m (12'4" x 8'0"). Again, this bedroom is a double bedroom which has ample space for free standing furniture. The room features a bank of double-glazed stone mullioned windows to the front elevation with pleasant views across the property’s front gardens and fields across the valley. There is inset spotlighting to the ceiling, a radiator, television point in situ and a built-in wardrobe which has a hanging rail, shelving, and drawer units beneath.

BEDROOM FOUR

Dimensions: 3.71m x 3.20m (12'2" x 10'6"). The bedroom benefits from a wealth of natural light with a double-glazed stone mullioned window to the front elevation which offers fantastic views across the property’s front gardens and fields over the road. There is inset spotlighting to the ceiling, a radiator, built in wardrobes which have hanging rails and shelving. Then room can accommodate a double bed with ample space for free standing furniture.

BEDROOM THREE

Dimensions: 3.89m x 3.51m (12'9" x 11'6"). A double bedroom which has ample space for free standing furniture and benefits from two banks of built in wardrobes which have hanging rails, shelving and drawer units, there is inset spotlighting to the ceiling, a radiator, and a bank of double-glazed stone mullioned windows to the rear elevation which has fantastic views across the property’s front gardens.

PRINCIPAL SUITE

Dimensions: 4.09m x 3.66m (13'5" x 12'0"). The bedroom area benefits from a wealth of natural light with dual aspect double-glazed windows to the rear and side elevations. Again, the windows provide fantastic open aspect views across the property’s gardens, open fields, and countryside with a woodland backdrop beyond. There are two double-glazed skylight windows to the side elevation, fabulous, vaulted ceiling with exposed timber beam on display and there is oak flooring, inset spotlighting to the ceiling, two ceiling light points, an anthracite column radiator, and the room benefits from a useful storage space which is the recess into the mezzanine.

DRESSING ROOM / WALK IN WARDROBE

Dimensions: 3.15m x 2.62m (10'4" x 8'7"). The attractive oak flooring continues through from the bedroom into the dressing room / walk in wardrobe. There is inset spotlighting to the ceiling, banks of fitted wardrobes which have hanging rails and shelving along with drawer units and a door then proceeds into the en-suite.

EN-SUITE SHOWER ROOM

The en-suite shower room features a high quality modern contemporary three-piece suite which comprises a floating low level w.c. with concealed cistern and push button flush, a broad wash hand basin with chrome monobloc mixer tap and vanity unit under and a wet room style shower with thermostatic rainfall shower and separate handheld attachment. There is inset spotlighting to the ceiling, two wall light points, an extractor fan, an anthracite ladder style radiator, and a double-glazed window to the side elevation.

STORE ROOM / SHOWER ROOM / EN-SUITE

This space is currently utilised as additional storage but does have inset spotlighting to the ceiling, provisions for an extractor fan and there is plumbing in situ. The room then lends itself to a separately accessed shower room all could be utilised as an en-suite shower for the adjacent bedroom.

EXTERNAL

Externally the property is accessed of Royd Road via a driveway which provides off street parking for multiple vehicles and leads to a courtyard to the front of the property providing plenty of space for turning. The front garden is laid predominantly to lawn with mature trees and attractive dry stone wall boundaries. There are external security lights and external up and down lights and a gate at the side of the property encloses the side and rear gardens. There is an electric car charge point and electric plug points.

SIDE

At the side of the property is a useful sheltered bin store and bike storage area. There is a hard standing for a garden shed, external up and down lights and external cold and hot taps and a gate proceeds to the rear external.

REAR

As the photography suggests externally to the rear of the property is a generous proportioned garden space. There are gates at the end of the driveway which continue onto a further tarmacadam hard standing.The rear garden is laid predominantly to lawn which leads to a beautiful Indian stone flagged patio area which is an ideal space for alfresco dining and barbecuing. The gardens are extremely private and offer fabulous open aspect views across neighbouring fields and across the valley. The upper tier of the garden is relatively low maintenance with two lawn areas and gravelled hard standing creating space for a garden shed and a further raised patio with timber Pagoda. There are attractive dry stone walling boundaries and superb open aspect views across the valley. There is external up and down lights, an external security light and an external double socket.

TENURE

This property is Freehold

EPC

EPC rating C

COUNCIL TAX

Kirklees MC Band G