West Royd Avenue, Mirfield WF14 9LB

A simply stunning family home benefitting from a 9 metre rear kitchen/living extension that provides a fabulous open plan area that overlooks the extensive south facing garden via the full length bi-fold doors. A wonderful space to enjoy those summer days! There are 3/4 double bedrooms to the first floor level along with with a walk in dressing room/en-suite as well as a modern four piece family bathroom. Apart from the stunning south facing rear garden there is a generous granite sun patio along with tandem off road parking for two cars that leads to the integral garage. PLEASE ENSURE YOU HAVE WATCHED THE WALK AROUND VIDEO TOUR PRIOR TO VIEWING IN PERSON

On entering the property from the front you are greeted with a spacious entrance hall that provides access to the first floor as well into the living room and utility. On entering the 6 metre living room you get the first glimpse of the open plan living/kitchen area. The living room is spacious and provides ample seating space with a gas fire. This room in turn opens into the stunning kitchen/dining area. The space and size is for all to see, with ample light flooding in via the full length bi-fold doors and various velux roof lights. The modern bespoke kitchen has a range of integral Neff appliances and comes with quartz work tops. There is ample space to house a 6 seater dining table with concealed access into the utility room that was the former kitchen. This enables you to benefit from what is in effect a second kitchen/utility area with ample storage. The kitchen extension also benefits from under floor heating and has access into the single garage as well as the downstairs cloakroom. The bi-fold doors open out onto the large granite sun patio that overlooks the south facing lawned garden area

The first floor incorporates 3/4 double bedrooms that all beautifully decorated. The master bedroom has access into a lovely walk in dressing room with a range of fitted wardrobes, dressing table and shower enclosure. There is a second double with the third bedroom providing access into the fourth double. The third bedroom is currently utilised as a home office and benefits from fitted cupboards and desk unit but could easily be a bedroom as well. Finally there is the 4 piece family bathroom with roll top freestanding bath plus a walk in shower enclosure.

Externally the rear garden is stunning, benefitting from a large lawned garden area with various flower and shrub beds. There is a summerhouse at the bottom of the garden providing a lovely relaxing chill out space along with a timber shed. There is a further timber outbuilding near the patio that has seating within and kitchen work space - great for outside entertaining. The front has lawned garden area with tandem driveway and access to the single garage with electric up and over doors, power, lighting, tap and space for further kitchen appliances.

Other details relating to the works that have been carried out on the property over recent years as follows; - A professionally fitted hard wired intruder alarm and fire/smoke alarm - Extension was completed Nov 2016 and has an insurance backed warranty through to July 2026 - The existing part of the house was rewired in Aug 2017 and has appropriate NIC EIC certification - The dormer extension was re-roofed 2-3 years ago and has a transferrable 10 year guarantee from installation date

This home includes:

• 01 - Entrance Hall
  
  Spacious hallway with composite entrance door, feature radiator, stairs to the first floor,
  
  
• 02 - Lounge
  
  5.96m x 3.58m (21.3 sqm) - 19' 6" x 11' 8" (229 sqft)
  
  Open plan to the extended living kitchen with living flame gas fire and surround, PVCu window to the front, feature radiator and opening into:
  
  
• 03 - Open Plan Dining / Kitchen
  
  9.59m x 3.62m (34.7 sqm) - 31' 5" x 11' 10" (373 sqft)
  
  A stunning kitchen/diner extension with multiple bi-fold doors that lead out onto the south facing rear garden. The doors all have in built blinds within the glass panes. The kitchen has a range of high quality base and eye level wall units with silestone quartz worktops, inset sink unit, integral fridge & freezer, dishwasher, 4 ring induction hob with two electric double ovens and concealed feature extractor that is built into the work surface. There is tiled floor with under floor heating throughout
  
  
• 04 - Dining Area
  
  The dining area part of the kitchen incorporates enough space to house a 6 seater dining table and overlooks the rear garden. There are two velux windows throughout the extension that provide additional natural light. Concealed behind some of the kitchen units is access to the spacious utility area with further doors that lead to the single garage and side entrance vestibule
  
  
• 05 - Side Lobby
  
  External composite door, tiled floor with under floor heating throughout and access to the cloakroom
  
  
• 06 - Cloakroom
  
  Modern suite comprising of a hand wash basin set into a vanity unit, low level wc, tiled under floor heating, PVCu window
  
  
• 07 - Utility Room
  
  3.66m x 3.38m (12.3 sqm) - 12' x 11' 1" (133 sqft)
  
  Wonderfully located behind the main kitchen and concealed away from the main rooms is this fabulous utility area. What was the former kitchen before the redevelopment this now boasts a great utility area with base and eye level wall units, sink, plumbing for washing machine, dryer, space for additional fridge/freezer and access to further storage areas around the corner. A real gem!
  
  
• 08 - First Floor Landing
  
  Access to part boarded loft space and doors to:
  
  
• 09 - Master Bedroom
  
  4m x 2.38m (9.5 sqm) - 13' 1" x 7' 9" (102 sqft)
  
  With PVCu window, feature radiator, archway to:
  
  
• 10 - Walk In Wardrobe
  
  3.55m x 2.62m (9.3 sqm) - 11' 7" x 8' 7" (100 sqft)
  
  A great walk in wardrobe area with fitted double wardrobes, drawers and dresser with additional walk in shower enclosure, two PVCu windows, radiator
  
  
• 11 - Bedroom 2
  
  3.42m x 3.6m (12.3 sqm) - 11' 2" x 11' 9" (132 sqft)
  
  A double bedroom with PVCu window and radiator
  
  
• 12 - Bedroom 3
  
  3.93m x 2.5m (9.8 sqm) - 12' 10" x 8' 2" (105 sqft)
  
  Currently used as a sitting area and study this bedroom provides access into bedroom four and benefits from a range of built in storage cupboards ideal as a working from home space
  
  
• 13 - Bedroom 4
  
  3.27m x 3.47m (11.3 sqm) - 10' 8" x 11' 4" (122 sqft)
  
  Another double bedroom which accessed from bedroom three/office and benefits from two PVCu windows, radiator as well as fitted double wardrobes, drawers and desk unit
  
  
• 14 - Family Bathroom
  
  Modern 4 piece suite comprising of a freestanding bathtub, walk in shower enclosure, hand wash basin, low level wc, tiled floor with electric under floor heating and heated towel rail
  
  
• 15 - Front Garden
  
  The front has a lawned garden area with various flower and shrub beds, tandem driveway for 2 cars that lead to the integral single garage. There is access to the rear via both sides of the property.
  
  
• 16 - Single Garage
  
  6.21m x 2.68m (16.6 sqm) - 20' 4" x 8' 9" (179 sqft)
  
  An integral single garage with power points, lighting, wall mounted Worcester gas combination boiler fitted in 2018, alarmed, water tap, plumbing for washing machine and electric up and over doors
  
  
• 17 - Rear Garden
  
  The rear garden is simply stunning and overs a great degree of privacy. South facing and benefiting from a large granite sun patio that overlooks the generous lawn area and gives access to the three timber outbuildings. There is a useful outhouse that provides a barbeque area and provides indoor seating as well as a summer house at the foot of the garden that can provide an ideal man cave! There is also a generous timber shed ideal for gardening equipment. To finish off there is external lighting and power points.
  
  
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

Energy Performance Certificate (EPC) Rating:

Band C (69-80)