Well...life is full of surprises! This certainly was the case for me when I was first invited to visit this property. Having 2 storeys at the front and 3 at the back (due to the slope of the plot) I immediately thought of the potential to convert the lower ground floor to provide extra family accommodation; particularly so, as more people are now working from home and need more space. I was delighted to see that the adjoining property has already had these improvements made, so great minds do think alike!
The icing on the cake was the lovely terraced garden leading down to the stream at the bottom of the garden. But, the best was saved for last... You can alter a house...but the location is king. The views over the woodland are to die for! If I could spare the time, I would be spending a lot of my time looking for excuses for pottering about in the back. I just love it!
More often than not, houses built prior to 1920 are, in my opinion, that little bit better designed and built, than that some of the 1930s houses...nothing against 1930's houses I say, as I own one myself! It's just that they do tend to be a little larger than average and often have more charm and character. This is the case with this property, I feel.
This house was partially extended in the 1980s by the addition of a second entrance hall which combines nicely with the original and the addition of a second W.C., on the first floor.
There are 2 good sized reception rooms and a kitchen all to the ground floor. Great views too from the living room and kitchen.
The first floor is surprisingly spacious too. With character and charm retained, combining with high ceilings, there is a great feeling of space. The bathroom has been upgraded to form a shower room and now there is an additional w.c., also.
There are steps from the hallway leading down to the lower ground floor. This is where the house shows its true potential. There is a 4 metre integral garage, matched by the first workshop, a further workshop, and a laundry room that opens onto the back garden. Naturally, alterations may well be subject to consents and regulations but it was good to see that this has been successfully completed by the adjoining owners.
Ahhh, but what about the amenities, I hear you ask?
Horsforth continues to be popular and a sought-after location, due to an abundance of these, which are improving and growing, month by month, year upon year.
There is a great selection of restaurants, pubs, wine bars, coffee bars, and cafes.
If you wish to walk off those overindulgencies, then look no further than Horsforth Hall Park and the Leeds/Liverpool canal, both of which are close by. Further afield are Golden Acre Park and the famous Roundhay Park with its twin lakes.
Numerous golf courses too. There is a good selection of schools for children of most ages and for the commuter, the arterial roads give access to other areas and Leeds city centre. There are regular cross-town public transport facilities and 2 train stations in proximity. Leeds and Bradford's International airport is only a few miles away too.
This property includes:Entrance Hall
Timber and glazed front entrance door, coving and double glazed window to the side elevation. Staircase to the first floor. The hallway links up with the entrance hall from the 2nd front door.
4.86m x 3.86m (18.7 sqm) - 15' 11" x 12' 7" (201 sqft)
(Maximum measurements.) Feature slate fireplace, having a gas point., fitted bookcase and cupboard unit to the chimney breast recess. And coving. A particularly nice feature of this room is the double glazed bay window combining with high ceilings, making for a light, bright and airy room with great views of the garden surpassed only by the views over the woods!
4.4m x 3.78m (16.6 sqm) - 14' 5" x 12' 4" (179 sqft)
(Maximum measurements.) A sizeable room having a classic double glazed bay window to the front elevation. Fitted cupboards and shelving units to 2 walls and coving.
3.45m x 2.58m (8.9 sqm) - 11' 3" x 8' 5" (95 sqft)
There is an extensive range of wall and floor units, incorporating split level cooking, comprising a Stoves electric double oven, matching gas hob and extractor hood above, and a one and a half bowl sink unit with mixer tap. There is plumbing for a dishwasher and provision for a fridge. A double-glazed window provides a pleasant outlook over the woods. There is the potential to knock through to the adjacent room to create a dining kitchen, but don't forget the check out the lower ground floor as this provides great potential to convert to form much more family accommodation if required.
first floor. Access to the loft via a pull-down ladder.
4.51m x 3.85m (17.4 sqm) - 14' 9" x 12' 7" (187 sqft)
A great size for a bedroom; made to feel all the larger by the high ceilings and the double glazed bay window to the front elevation. There are fitted wardrobes to the chimney breast recess, fixture shelving, and coving.
5.5m x 3.85m (21.1 sqm) - 18' x 12' 7" (227 sqft)
(Maximum measurements.) With low window ledges and full-height windows, this is a bright and airy room, benefitting from great views over the woods. Full-height fitted wardrobes to one wall and a matching dressing table and drawer units. What could be nicer than to wake up to this view every morning? It is my favourite room. (check out the photo)
3.45m x 2.6m (8.9 sqm) - 11' 3" x 8' 6" (96 sqft)
Fitted wardrobes, drawer units, fixture shelving and high level cupboards. Fitted bed and drawer units underneath. Double glazed window to the rear elevation, with a pleasant outlook over woodland.
2.5m x 1.74m (4.3 sqm) - 8' 2" x 5' 8" (47 sqft)
Modern style white suite, comprising hand wash basin with mixer tap, low level W.C. And walk-in shower, having a Mira shower and glass screening. Full-height splash backs to 3 walls. Extractor fan, ladder style radiator and double glazed window to the side elevation.
1.75m x 0.75m (1.3 sqm) - 5' 8" x 2' 5" (14 sqft)
(Separate toilet.) White suite, comprising hand wash basin and low level W.C. Extractor fan and double glazed window to the side elevation.
Lower Ground Floor
integral garage: 4.00 x 3.75. Ideal for conversion into living accommodation by combining with the laundry to form a dining kitchen. Built in cupboard units and up and over door, light and power.
2.56m x 2.56m (6.5 sqm) - 8' 4" x 8' 4" (70 sqft)
Sink unit and plumbing for a washer. Wall-mounted Main gas water heater. Door leading out onto the back garden.
3.9m x 3.58m (13.9 sqm) - 12' 9" x 11' 8" (150 sqft)
(Workshop 1) Having light and power, there is potential for further development. This room houses the K.R.T. Gas fired warm air central heating system. The water meter and electrics are housed here.
2.58m x 1.68m (4.3 sqm) - 8' 5" x 5' 6" (46 sqft)
front. Planted front garden. Narrow driveway down the right hand side ... Wide enough for a car?
rear. There are 4 terraces and 2 rock gardens. Immediately to the rear is a concrete area (8m x .....) which used to be hardstanding and the approach to the garage. Steps down take you to 2 further lawned terraces and the remaining terrace and rock garden down to the stream at the bottom. I just love this garden and for me, I would be looking for excuses to spend my time down there pottering about. I hope you like the photos too. I see the stream as a great feature and don't worry, the house has not even come close to flooding since it was built over 100 years ago!
continued...Please note that the driveway is jointly owned with the owner of the house to the right-hand side. They have pedestrian access down the drive as do the adjoining neighbours who can access their back garden. There may still be vehicular rights of way but car access may no longer be possible due to the narrowness of the drive.
Please note, all dimensions are approximate / maximums and should not be relied upon for the purposes of floor coverings.
Energy Performance Certificate (EPC) Rating:
Band D (55-68)
Marketed by EweMove Sales & Lettings (Horsforth & Adel) - Property Reference 38586
|Property Type||%||Avg. current value||Avg. # beds||Avg. # bathrooms|
|End terrace house||3.8%||£216,000||2.8||0.6|
|Property Type||1 Bed||2 Beds||3 Beds||4 Beds||5 Beds|
|Houses||-||£225,189 (14)||£271,790 (46)||£434,327 (31)||£567,483 (6)|
|Flats||£177,780 (5)||£253,874 (25)||£345,000 (2)||-||-|
|All||£177,780 (5)||£243,577 (39)||£274,841 (48)||£434,327 (31)||£567,483 (6)|