Brownberrie Lane, Horsforth, Leeds, West Yorkshire, LS18

Rare opportunity! Properties in Brownberrie Lane do not come onto the market very often! This impressive, extended & spacious four bed., family home offers beautifully presented accommodation, extensive forecourt parking, attached single garage, pleasant front garden & fabulous, enclosed rear garden with lawn, flagged terrace, gazebo & external lighting! Most sought after central Horsforth position, the train st., is a walk away & excellent amenities, highly regarded schooling & great road & airport links are on your doorstep too! Briefly, entrance porch, lovely entrance hallway with feature flooring, bright & airy bay fronted formal lounge at the front of the house, a 2nd reception which opens through to a formal dining area (currently) but offers great versatility, ideal playroom too. Access from here out to the rear garden. The family dining kitchen is modern & stylish with windows to the side elevation, extensive white fitted kitchen with solid wood worksurfaces & feature Range cooker. A door leads through to a generous utility which also has a door out to the rear. A useful guest WC completes the ground floor accommodation. Upstairs are three double beds., the Principal bay fronted with quality fitted furniture & a luxury four piece house bathroom. Up on the 2nd flr is a huge bedroom space with Velux skylight & solid wood flooring. Storage to eaves too. Fantastic guest bedroom with space for study area, if needed. Wow!! So much on offer, turn key ready & in such a prime Horsforth location, not to be missed, call us now - .

INTRODUCTION
Rare opportunity! A fabulous, 4 bedroom family home, extended, spacious and beautifully presented throughout, oozing luxury and quality! Sited in this most sought after position, a walk away from the train station and with excellent road and airport links, for those needing to travel further afield. Ready to move straight into with gardens to the front and rear, the rear with lawn, flagged terrace and fence and hedge boundaries, ample forecourt parking and an attached garage. Well planned and perfect for modern family living, sited over three floors, comprises, entrance porch, lovely, light hallway with feature flooring, a delightful, bay fronted formal lounge with bespoke shutters, two further reception rooms, the dining area (currently) to the rear having French doors out to the garden. A modern, stylish kitchen has solid oak worksurfaces, Range cooker and a tiled floor. A door from here leads to a generous utility room. A two piece guest WC completes the ground floor accommodation. Upstairs are three double bedrooms, the Principal, bay fronted and with quality fitted furniture. The luxuriously appointed four piece house bathroom incorporates a bath, large shower enclosure, WC and vanity basin. Up on the second floor is another impressive bedroom, currently used as a guest room. There's ample space for a study area, so great for a teenager, nice and quiet so can get on with their homework! A Velux window floods the room with natural light and there's useful eaves storage. This stunning family home has been so well planned, has a fabulous finish with natural light flooding every room! Great location too, sure to be popular, so early viewing an absolute must, do not miss out!

LOCATION
This is a prime residential location where you will find excellent schools to suit all ages, with pre-schools, also Kids Club and Trinity University all on hand. Amble to an array of eateries, bars, shops etc, with supermarket, park, banks etc also on hand. There are gyms, cricket, bowls, rugby, golf, running clubs, and a skate park, something for everybody. For commuters, Horsforth Train Station provides services to Leeds, York and Harrogate. Kirkstall Forge Train Station is located down the A65 and offers further means of convenient access into the City (8 mins) and surrounding areas. The Ring Road (A6120) and the (A65) are nearby and provide main road links to the commercial centres of Leeds, Bradford, York and Harrogate, a regular bus service runs into the City Centre and, for the more travelled commuter, Leeds-Bradford Airport is a short drive away. All in all, this location is sought after by a wide variety of buyers and enjoys a strong sense of community and a thriving village atmosphere.

HOW TO FIND THE PROPERTY
SAT NAV - Post Code - LS18 5SB.

ACCOMMODATION
Column central heating radiators throughout the house. Recently fitted composite door and porch window 6 months ago.

GROUND FLOOR
Entrance door with stained/leaded glass inserts and transom over, to ...

ENTRANCE PORCH
Providing a welcome shelter from weather and with space for coats, bags, shoes, etc. 'Fired Earth' stye floor tiling and feature porthole window. Door to ...

ENTRANCE HALL 14'5" x 7'6" (4.4m x 2.29m)
A spacious, light and airy hallway with a window to the side elevation, solid timber flooring and column style central heating radiators. Painted spindle and balustrade staircase up to the first floor and smart decor theme. Ceiling coving. Doors to ...

GUEST WC 3'5" x 2'7" (1.04m x 0.79m)
A must have for a busy home with modern two piece suite and tiled floor. Window to the side elevation.

LOUNGE 15'9" x 12'5" (4.8m x 3.78m)
Such a generous, bright reception room with stained glass bay window to the front elevation and bespoke shutters. Ample space for large comfy sofas, the perfect rest and relaxation room. Smart decor theme with ceiling coving and dado rail. Gas fire to limestone fireplace. Solid wood flooring.

2ND RECEPTION/SITTING ROOM 14'2" x 12'5" (4.32m x 3.78m)
Opens through to a third family room, at the rear of the house. The solid wood flooring continues throughout these three rooms. Recently fitted feature log burning stove to the chimney breast wall with oak lintel over. Ideal for those chilly evenings! Alcoves to both sides of the chimney breast.

DINING/FAMILY ROOM 12'3" x 7'6" (3.73m x 2.29m)
Another stunning room with French doors out to the rear garden with side lights to either side, allowing lots of natural light into the room. What a fabulous outlook too, ideal for day to day family living but ideal for when entertaining too! There is actually a serving hatch into the kitchen.

BREAKFAST KITCHEN 17'6" x 11'4" (5.33m x 3.45m)
Wow!!! Another fantastic family space with windows to the side elevation, extensive, contemporary fitted kitchen with solid wood worksurfaces and with tiled floor which continues through to the utility, at the end. Range cooker with canopy over and metro tiling to splashbacks. Six point gas burners and multiple ovens. Useful timber breakfast bar provides additional seating and is ideal for coffee and the papers or a light lunch. Stainless steel sink and side drainer with mixer tap with the same metro tiling as the hob splashback. Nicely finished with recessed spotlighting. Integrated dishwasher and space for a tall fridge freezer.

UTILITY 11'3" x 6'7" (3.43m x 2m)
The second practicality taken care of with door out to the rear garden and dual aspect windows to the side and rear elevations. Tiled floor and plumbing for a washing machine. Space for the dryer. The boiler is housed here which was fitted in 2023 and have 9 year warranty remaining. Lots of storage and worktop space.

PLANNING & BUILDING REGS.


FIRST FLOOR


LANDING
With stairs up to the second floor, impressive large stained glass window to the side elevation and doors to ...

PRINCIPAL BEDROOM 15'10" x 10'3" (4.83m x 3.12m)
A stunning, large main bedroom, bay fronted so with lots of natural light and Plantation timber shutters to the window. Column central heating radiator to bay recess and fitted furniture to both alcoves. Solid wood flooring.

BEDROOM TWO 13'8" x 11'9" (4.17m x 3.58m)
A second, generous bedroom with a window to the rear elevation, overlooking the garden and the continuation of the solid wood flooring. Access to fitted storage.

BEDROOM THREE 11'6" x 17'6" (max) (3.5m x 5.33m (max))
Wow!! What a fabulous room, so spacious with the solid wood flooring and triple aspect windows to the front and side elevations, so flooded with natural light. Space for bedroom and study area if needed with fitted sliding wardrobes to one end.

LUXURY HOUSE BATHROOM 8'6" x 7'5" (2.6m x 2.26m)
A generous house bathroom too, incorporating a bath tub with central mixer tap, large shower enclosure with mixer shower, modern grey vanity basin and WC. Fully tiled in modern ceramics, tiled floor with underfloor heating and stainless steel heated towel rail. Dual aspect windows to the side elevation allowing in lots of light and ventilation.

SECOND FLOOR


LANDING
So light up here with a Velux skylight and useful eaves storage. Feature diamond shaped porthold window and door to ...

BEDROOM FOUR 23'4" x 13'8" (7.1m x 4.17m)
A superb, large, versatile space, at the top of the house with large Velux window, solid wood flooring and useful eaves storage. Reduced head height to part and exposed beams. Recessed spotlighting. Currently used as a guest bedroom with home office space.

OUTSIDE
There's forecourt parking, leading to a single garage with electric roller shutter door, power and water supply. A low maintenance paved area to the front is enclosed by stone walling and hedge boundaries. The rear garden is mainly laid to lawn with a flagged terrace, pergola with tiled roof, electric power and external lighting. Enclosed by fence and hedge boundaries, so ideal for the children to play and for entertaining when friends and family come round for those summer barbecues!

BROCHURE DETAILS
Hardisty and Co prepared these details, including photography, in accordance with our estate agency agreement.

SERVICES - Disclosure of Financial Interests
Unless instructed otherwise, the company would normally offer all clients, applicants and prospective purchasers its full range of estate agency services, including the valuation of their present property and sales service. We also intend to offer clients, applicants and prospective purchasers' mortgage and financial services advice through our association with our in-house mortgage and protection specialists HARDISTY FINANCIAL. We will also offer to clients and prospective purchasers the services of our panel solicitors, removers and contactors. We would normally be entitled to commission or fees for such services and disclosure of all our financial interests can be found on our website.

MORTAGE SERVICES
We are whole of market and would love to help with your purchase or remortgage. Call Hardisty Financial to book your appointment today option 3.