3 bed Detached house (for sale) The Boma, Adel Willows, Otley Road, Adel, Leeds LS16

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Fine & Country - Moortown
2 Shadwell Lane, Moortown
0113 482 9686
First Published

5th Jul 2019

Last Published

18th Sep 2019



  • Type: Detached house
  • Bedrooms: 3
  • Listing status: sale
  • Country: England


A rare and unique opportunity has arisen to acquire this delightful three bedroom character property sitting in approximately 1.25 acres of both stunning manicured formal gardens and sprawling woodland.
The Boma offers flexible accommodation extending to over 2,000 sq ft and retains many character features including beams, stone mullioned windows and alcoves. The property is entered via an entrance porch with tiled flooring into a well-proportioned breakfast kitchen which is fitted with a range of wooden wall and base level units with worktops over. There is a continuation of the tiled flooring and a number of appliances including fridge freezer, Whirlpool oven, microwave and gas hob with extractor hood over. The formal living room has a feature stone fireplace with alcoves to either side, a beautiful stone mullioned window and door opening up to the rear gardens. Steps lead down to a dining room/sitting which has a window again overlooking the gardens and built in display cabinet and storage cupboard.
An inner hallway gives access to a generous house bathroom which is fully tiled and fitted with a three piece suite including bath with shower over, wash hand basin and w/c. There is also a large storage cupboard housing the boiler.
A set of stairs leading from the inner hallway lead down to a generous area which offers a sitting room, double bedroom and shower room. There is the benefit of an external door leading to the rear gardens meaning that this useful area could be used as an annexe for a dependent relative, or alternatively as part of the main accommodation.
To the first floor are two excellent sized double bedrooms, the master bedroom having the benefit of a dressing area and door with a set of external stone stairs leading down to the garden. Bedroom two has access to a large loft area which could be further converted into accommodation subject to the necessary planning permissions.
The true gem of this beautiful home is the sprawling grounds which extend to approximately 1.25 acres. There are formal gardens directly leading from the house; a beautiful patio area provides an ideal space for outdoor entertaining with colourful flower bed borders and walkways leading round. A stone arch opens up to a larger lawned area and a pathway leads round to a sizeable pond. There is a sun room overlooking the pond which is a beautiful place for sitting in the summer sun. Beyond the formal gardens are substantial wild gardens; there are numerous different areas with seating, a chicken coop, vegetable garden and man-made stream. The gardens offer excellent privacy with a variety of mature trees, shrubs, plants and bushes; a gardeners dream. In addition, to the front is parking for two vehicles as well as a double garage.
Set in this popular location, the property is ideally placed for access to local amenities including shops, restaurants and numerous leisure facilities. Headingley golf club and Adel sports club are very close by as is Adel primary school and Bedquilts recreation area. It is also conveniently located for easy access to the Ring Road and Otley Road which have easy access to Leeds city centre, whilst also being on the cusp of beautiful open countryside. For those wishing to travel further afield, Leeds Bradford Airport is located just a short drive away.
Internal viewing is highly recommended to fully appreciate the accommodation and land on offer.


Local info for LS16

Floor plan


Property Value Data/Graphs for LS16

Property Type % Avg. current value Avg. # beds Avg. # bathrooms
Semi-detached house 35.8% £298,145 3.3 0.9
Detached house 23.7% £560,855 4.5 1.5
Flat 20.8% £144,047 1.8 1
Semi-detached bungalow 4.3% £267,488 2.6 0.7
Terraced house 3.6% £196,990 2.8 0.9
Bungalow 2.9% £323,106 2.5 1
Detached bungalow 1.8% £324,000 3 1.4
Other 1.8% £206,000 2.2 0.8
Town house 1.4% £330,000 3.8 1
Link-detached house 1.1% £594,983 3.7 1.3
Land 0.7% £705,500 2.5 2
Cottage 0.7% £289,975 2 1
Barn conversion 0.4% £1,950,000 5 3
Maisonette 0.4% £100,000 3 1
End terrace house 0.4% £240,000 3 1
Mews house 0.4% £350,000 4 2

Area Information

Average Price Paid




Current Average Value


Value Change

£35,842 12%


Current Asking Prices in LS16 Average: £334,538

Property Type 1 Bed 2 Beds 3 Beds 4 Beds 5 Beds
Houses £117,500 (2) £226,021 (29) £272,990 (84) £416,676 (67) £654,704 (26)
Flats £90,456 (16) £162,060 (40) £175,000 (3) - -
All £93,461 (18) £188,942 (69) £269,611 (87) £416,676 (67) £682,270 (27)

Nearby Properties

2 bed Flat () East Moor Close, Roundhay, Leeds LS8 £150,000
4 bed Terraced house () Woodsley Road, Leeds, West Yorkshire LS6 £250,000
3 bed Terraced house () Clough Street, Morley, Leeds LS27 £125,000
3 bed Town house () Longroyd View, Leeds LS11 £115,000
3 bed Detached bungalow () Croft House Road, Morley, Leeds LS27 £180,000
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