Howard Way, Meltham, Holmfirth, West Yorkshire, HD9

NEW PRICE! If you love entertaining or perhaps just relaxing with your family, you'll love this spacious family home with its fabulous large orangery leading to a south facing enclosed private garden. Close to excellent schools and all the amenities in Meltham village.

From the outside, this executive detached property looks fairly unassuming. However, inside, not only is there really good living space with an effortless flow for everyday living, but you'll find the most amazing orangery which offers fantastic entertaining space especially in the summer when you can open one or more of the 5 swing and slide doors to the south facing private garden. And with underfloor heating to the orangery and the adjacent dining room, it is easy to imagine this room being used extensively in cooler months too.

However, let's start at the front where you come into a spacious hall off which is the lounge and the kitchen as well as a useful WC and handy storage cupboard. The lounge to the right, with its attractive feature living flame gas fire, is spacious with plenty of room for comfy sofas. At the back double glass panelled doors lead to the dining room and onto that fabulous orangery.

The kitchen can be accessed from the hall and from the dining room. It too is spacious with an excellent range of cream gloss base and wall units complemented by an oak worktop. Integrated appliances include a 5 zone induction hob, a dual zone electric oven, dishwasher and an 18 bottle wine cooler and there is space for an American style fridge / freezer.

And now we're back to the dining room and orangery. Your family and friends will love this whole space! The dining room has plenty of space for a large dining table and the orangery itself has more than enough space for sofas. In the summer, the open doors provide a natural flow out into the garden. Regardless of the season or the weather, this is the perfect room in which to relax at any time of the day whether with a morning or afternoon cuppa or a pre dinner aperitif or two. The large lantern light, window and glass doors make it exceptionally bright and warm especially in the summer months and the underfloor heating will keep you toasty when it's cooler.

Now drag yourself away and up to the first floor. Here there are four bedrooms and the family bathroom. Bedroom 1 is a large double with an ensuite shower room with power shower, bedrooms 2 and 3 are smaller doubles and bedroom 4 is a single currently used as an office.

Now let's head back downstairs and out into the garden. This garden is a real delight. It's fully enclosed so great for young children and dogs, private and south facing so will get the sun all afternoon and well into the evening. In one corner the decked patio is perfectly positioned to catch the best of the sun and there's another decked patio directly outside the orangery thus effortlessly blending indoor and outdoor living.

At the front, the tarmac driveway allows parking for 3 cars in front of the detached double garage. There is also an area of low maintenance artificial lawn.

Located towards the end of a quiet cul de sac in a desirable residential area, this family home is in a great location with easy access to the centre of Meltham and all its amenities, including shops, cafes, bars and restaurants. Local schools are comfortably within reach. It's also great for those who wish to enjoy the rest of the Holme Valley and for commuters travelling to Huddersfield, Leeds, Manchester and beyond.

Please note that the ground floor living space offers limited disabled access and all utilities and services are connected to the mains.

• 1 - Lounge

  4.61m x 3.5m - 15'1" x 11'6"
  Feature living flame gas fire with wood surround and black marble hearth. Bay window to the front. Carpeted. Ceiling light. Double glass panelled doors to the dining room.

• 2 - Dining Room

  2.66m x 3.5m - 8'9" x 11'6"
  Polished wood floor with underfloor heating. Triple pendent lights. Open to the orangery. Glass panelled door to the kitchen.

• 3 - Orangery

  5.12m x 3.1m - 16'10" x 10'2"
  Polished wood floor with underfloor heating. Large lantern roof light. 5 swing and slide doors to the garden. Window to the back. Inset halogen spot lights.

• 4 - Kitchen

  5.16m x 3.62m - 16'11" x 11'11"
  Measurements at the widest point. Excellent range of cream gloss base and wall units plus drawers. Oak worktop and upstands. Dark composite one and half bowl sink and drainer. 5 zone induction hob with black splash back and black extractor. Combined dual zone electric oven and grill. Integrated dishwasher. Integrated 18 bottle wine cooler. Space for American style fridge / freezer. Plumbed for washing machine. Wood flooring. 2 windows to the back. Ceiling spots. Stable door to the back garden. Door to understairs cupboard.

• 5 - WC

  2.66m x 0.86m - 8'9" x 2'10"
  Close coupled WC. Pedestal basin. Frosted window to the side. Wood effect laminate flooring. Ceiling light.

• 6 - Bedroom 1

  5.53m x 2.63m - 18'2" x 8'8"
  Large double. Window to the front. Polished bamboo flooring. Two ceiling lights. Door to the ensuite shower room.

• 7 - Ensuite Shower Room

  1.65m x 1.86m - 5'5" x 6'1"
  Large walk in power shower with overhead rain shower and hand held attachment. Round basin on wooden unit. Part tiled walls. Tiled floor. Stainless steel ladder heated towel rail. Frosted window to the back. Ceiling spots.

• 8 - Bedroom 2

  4.09m x 2.58m - 13'5" x 8'6"
  Good double. Window to the front. Wood effect laminate flooring. Ceiling spots.

• 9 - Bedroom 3

  3.09m x 2.94m - 10'2" x 9'8"
  Measurements at the widest point. Double. Shelved alcove. Window to the back. Wood effect laminate flooring. Ceiling light.

• 10 - Bedroom 4

  2.63m x 1.9m - 8'8" x 6'3"
  Measurements at the widest point. Single currently used as an office. Window to the front. Wood effect laminate flooring. Ceiling light. Existing free standing wardrobes are included.

• 11 - Bathroom

  1.66m x 2.25m - 5'5" x 7'5"
  Bath with mixer taps and hand held shower attachment. Close coupled WC. Pedestal basin. Stainless steel ladder heated towel rail. Part tiled walls. Frosted window to the back. Tiled floor. Ceiling spots.

• 12 - Garage (Double)

  5.15m x 5.13m - 16'11" x 16'10"
  Detached double garage with twin up and over doors. Pedestrian door to the side. Power and light.

Please note, all dimensions are approximate / maximums and should not be relied upon for the purposes of floor coverings.

Additional Information:

• Council Tax: Band E
• Tenure Type: Freehold