Howcroft Gardens, Sandal, Wakefield £525,000

A SUBSTANTIAL and well maintained four bedroom detached family home with CONSERVATORY, contemporary kitchen, en suite, integral garage and PRIVATE garden, set in the sought after area of Sandal. VIRTUAL TOUR AVAILABLE. EPC rating C71.

An executive four bedroom detached family home, superbly presented throughout and boasting two reception rooms plus a conservatory to the rear, superb contemporary kitchen, modern en suite facilities to the main bedroom, off street parking, integral garage and an enviably private garden.

The property is accessed to the front via an entrance hall leading to the downstairs w.c., kitchen breakfast room, separate utility room, access to the integral garage, dining room, conservatory and living room. The first floor landing leads to four bedrooms (principal bedroom with en suite shower room) and the house bathroom.

The property is situated in the highly regarded area of Sandal, Wakefield, making it particularly well suited to growing families. A range of local shops and well regarded schools are within walking distance, with a wider selection of amenities available in Wakefield city centre.
The area is well served by local bus routes, while Sandal and Agbrigg train station provides convenient rail links. Wakefield also benefits from two additional train stations offering connections to major cities including Leeds, Manchester and London. For those commuting further afield, the M1 motorway is only a short drive away.

Only a full internal inspection will fully reveal all that this fantastic home has to offer. Early viewing is highly recommended to avoid disappointment.

ACCOMMODATION

ENTRANCE HALL (3.35m x 1.50m (10'11" x 4'11"))
Composite front entrance door with frosted glazed panel, coving to the ceiling, dado rail, central heating radiator and stairs to the first floor landing. Doors leading to the living room, kitchen breakfast room and downstairs W.C.

W.C. (1.25m x 2.23m (4'1" x 7'3"))
Frosted UPVC double glazed window to the front, central heating radiator, low flush W.C. and pedestal wash basin with tiled splashback. Extractor fan and coving to the ceiling.

KITCHEN BREAKFAST ROOM (4.47m (max) x 4.08m (min) x 3.07m (14'7" (max) x 1)
Fitted with a range of wall and base units with work surface, stainless steel 1.5 sink and drainer with mixer tap, tiled splashback, five ring gas hob with extractor above, integrated double oven with warming tray, integrated microwave, wine cooler and dishwasher, along with space for an American style fridge freezer. Inset spotlights to the ceiling, central heating radiator and access to understairs storage cupboard. Doors leading to the utility and dining room.

UTILITY ROOM (3.10m (max) x 1.52m (min) x 0.90m (10'2" (max) x 4)
Central heating radiator, composite rear door with frosted glazed panel, door to the garage and access to a pantry storage cupboard. Fitted with wall and base units, work surface, stainless steel sink and drainer with mixer tap, tiled splashback and plumbing for a washing machine. Extractor fan.

GARAGE (2.62m x 5.13m (8'7" x 16'9"))
Vaulted ceiling, up and over door, power and lighting.

DINING ROOM (3.02m x 3.82m (9'10" x 12'6"))
Coving to the ceiling, central heating radiator, double doors to the living room and sliding doors to the conservatory.

CONSERVATORY (3.78m (max) x 2.46m (min) x 1.08m (12'4" (max) x 8)
Surrounded by UPVC double glazed windows with French doors leading to the rear garden.

LIVING ROOM (5.00m x 3.57m (16'4" x 11'8"))
UPVC double glazed window to the front, central heating radiator, coving to the ceiling and gas fireplace with marble surround and hearth. Double doors to the dining room.

FIRST FLOOR LANDING (1.88m (max) x 4.10m (min) x 2.50m (6'2" (max) x 13)
Loft access with pull down ladder, coving to the ceiling, dado rail, central heating radiator and doors leading to four bedrooms and the house bathroom.

BEDROOM ONE (3.57m (max) x 3.73m (min) x 3.32m (11'8" (max) x 1)
UPVC double glazed window to the front, central heating radiator, coving to the ceiling and fitted wardrobes with vanity unit. Door to the en suite.

EN SUITE SHOWER ROOM/W.C. (0.98m x 2.41m (3'2" x 7'10"))
Frosted UPVC double glazed window to the side, chrome heated towel radiator, concealed system low flush W.C., wash basin set within vanity unit and shower cubicle with electric shower. Partial tiling and wet wall panelling, inset spotlights and extractor fan.

BEDROOM TWO (3.15m x 3.08m (10'4" x 10'1"))
UPVC double glazed window to the rear, central heating radiator, coving to the ceiling and fitted wardrobes.

BEDROOM THREE (3.08m (max) x 3.16m (min) x 2.45m (10'1" (max) x 1)
UPVC double glazed window to the rear, central heating radiator, coving to the ceiling and fitted wardrobes.

BEDROOM FOUR (2.30m x 2.55m (7'6" x 8'4"))
UPVC double glazed window to the front, central heating radiator, coving to the ceiling and fitted wardrobes with vanity unit.

HOUSE BATHROOM/W.C. (2.41m (max) x 1.90m (min) x 1.09m (7'10" (max) x 6)
Frosted UPVC double glazed window to the side, central heating radiator, concealed system low flush W.C., wash basin set within vanity unit and panelled bath with mains fed shower and glass screen. Fully tiled with inset spotlights, extractor fan and LED mirror. Storage cupboard housing the hot water tank.

OUTSIDE
To the front, there is a lawned garden with mature trees and shrubs, along with a tarmac driveway providing off road parking for two vehicles leading to the attached garage. To the rear, the garden is mainly laid to lawn with mature planting and a pond water feature, along with a paved patio area ideal for outdoor dining and entertaining. The garden is fully enclosed by timber fencing, making it suitable for both pets and children.

COUNCIL TAX BAND
The council tax band for this property is F.

FLOOR PLANS
These floor plans are intended as a rough guide only and are not to be intended as an exact representation and should not be scaled. We cannot confirm the accuracy of the measurements or details of these floor plans.

VIEWINGS
To view please contact our Wakefield office and they will be pleased to arrange a suitable appointment.

EPC RATING
To view the full Energy Performance Certificate please call into one of our local offices.