A DELIGHTFUL GRADE II LISTED THREE BED, TWO BATH STONE BUILT COACH HOUSE located in the sought after Headingley Hill Conservation Area. Benefiting from a DETACHED ANNEXE and NO ONWARD CHAIN. Freehold. Council Tax Band C.

GENERAL
Dating back to the mid-1800’s, this Grade II listed former stables/coach house sympathetically combines a wealth of period charm with modern fixtures and fittings; sure to appeal to many discerning buyers. Many of the original features remain, including a stone mullion arched window, wooden beams, a stone lintel and a beautiful stained glass porthole window. Currently let to professional tenants (with vacant possession available on completion), the property briefly comprises: living room, dining room, kitchen, guest WC and a utility room on the ground floor. On the first floor are three double bedrooms (one with an en suite shower room) and a ‘Jack & Jill’ house bathroom with separate shower cubicle. Hardwood double glazed windows were installed in 2011 and the property has gas central heating. There is a detached annexe providing flexible work/life accommodation, which includes a kitchenette and a shower room. A cobbled courtyard provides off road parking and is part enclosed by a stone built wall. INTERNAL VIEWING ESSENTIAL.

AREA
The Headingley Hill Conservation area is a much sought after north Leeds suburb located less than 2 miles from Leeds train station. The immediate area is characterised by a wealth of predominantly stone built or stone-faced villas, semis and detached properties incorporating stone boundary walls and outbuildings. For many years, this historic area has attracted families, particularly academics, wishing to enjoy the tranquillity of living in an area full of architectural detail yet still within close proximity to the city and Universities. The property is attached to Hilton Court, a grand Grade II listed villa at the junction of North Hill Road and Headingley Lane. This part of the wider Headingley & Hyde Park areas is very leafy, with lots of mature trees and well-tended private gardens rich in birds and wildlife. The area has several ginnels from a by-gone era providing pedestrian short cuts from place to place; particularly useful for accessing the open spaces of Woodhouse Ridge and the Meanwood Valley Trail. There is a diverse range of independent shops, cafes and restaurants at Hyde Park Corner. The Universities, Business School and Leeds General Infirmary are also close-by.

GROUND FLOOR

ENTRANCE HALL
This is a wide and welcoming entrance hall with hardwood flooring, a useful store cupboard and stairs rising to the first floor. Attractive leaded fan light above the entrance door. Leading to…

LIVING ROOM
A wonderful reception room with the benefit of two windows and French doors out to the cobbled courtyard. There is a wood burner stove inset into the chimneybreast, feature wood beams and a Velux window providing additional natural light. The same hardwood flooring in the entrance hall continues through into this very generous living room.

SNUG/DINING ROOM
This room is open plan to the entrance hall, with the same hardwood flooring running from the entrance hall and living room, and has a feature-arched window bringing in lots of natural light.

BREAKFAST KITCHEN
A superb and spacious modern kitchen with a range of very stylish wall and base units with handleless fronts. Complementary worktops to three sides, incorporating a peninsular breakfast bar area and inset sink with swan-neck mixer tap. There is a gas fired range cooker with a concealed extractor above, a stone lintel, an integrated dishwasher, fridge/freezer, NEFF coffee machine and a generous wine/bottle fridge. The hardwood flooring continues into this room, giving the ground floor as a whole the illusion of one large entertaining space – perfect for modern day living.

UTILITY ROOM
With an integrated washing machine and a tumble drier, this is a practical room with the benefit of a door out to the cobbled courtyard. The wall mounted Valliant gas boiler is also housed in this room.

GUEST WC
Comprising a low level WC and washbasin.

FIRST FLOOR
LANDING
A very light and airy staircase and landing area, with a large window looking out to the rear. Leading to…

BEDROOM ONE (DOUBLE)
The largest of the three bedrooms, this room has an exposed stone feature wall and two windows overlooking the cobbled courtyard. There is a carpeted floor and two original wooden beams. Leading to…

‘JACK & JILL’ BATHROOM/EN SUITE
A well-appointed bathroom that is also accessible from the landing, this stylish room includes a curved double shower enclosure with plumbed rainfall shower and a striking red tiled wall behind. There is a low level WC and a wall hung washbasin with a wall-mounted mirror above. The bath is fitted under the window and high-gloss floor and wall tiling complete this modern look.

BEDROOM TWO (DOUBLE) This is another generous double bedroom with a carpeted floor, fitted cupboards to the left of the chimneybreast and a small skylight and access hatch into the roof space. There is a single window overlooking the cobbled courtyard. Leading to…

EN SUITE SHOWER ROOM
Spanning the depth of the house, this is an unusually large en suite with a window and contemporary fixtures & fittings. At one end is fully tiled wet room walk-in shower area, incorporating a plumbed rainfall shower and a flush drain within the shower floor. There is a charming stained glass porthole window. The remainder of the room has high-gloss floor and wall tiling, a low level WC and a floating vanity unit with inset sink with a wall mounted mirror above.

BEDROOM THREE (DOUBLE)
With a carpeted floor and the benefit of two windows overlooking the cobbled courtyard area.

OUTSIDE
Comprising a low maintenance cobbled courtyard, bordered by a stone built boundary wall, and providing off road parking as well as ample space for entertaining – with direct access from three different rooms in the house.

COUNCIL TAX BAND C.

DETACHED ANNEXE
A self-contained detached building with a pitched roof and ideal for anyone working from home etc. The unit comprises a main room, a kitchenette area, and inner hall and a shower room. The Annexe is not listed and was built with planning permission granted in 1989. Electricity is supplied via a sub meter from the main house.

MAIN ROOM
With laminate flooring, this is a large room with two sets of French doors leading out onto the cobbled courtyard. There is a hatch giving access into the roof void.

KITCHENETTE
A short run of base units with handleless unit fronts, splash wall tiling and a sink with a mixer tap.

SHOWER ROOM
Comprising a shower cubicle with an electric shower, partial wall tiling, a low level WC and a pedestal washbasin. Tiled flooring and a wall mounted mirror over the sink.