A stunning five double bedroom new build property which could be occupied with the absolute minimum of expense. Conveniently located within walking distance of local amenities, schools and Batley sports and tennis centre, and a short drive from junction 27 of the motorway network giving a convenient commute into nearby towns and cities. The individually designed property offers spacious family accommodation which benefits from uPVC double glazing, gas central heating system, burglar alarm system, attached garage and under floor heating to ground floor. Briefly comprising entrance hall with guest cloak/wc, superb dining kitchen, lounge, utility room, study (potential 6th bedroom), five double bedrooms, en suite to master and guest bedroom, family bathroom and off street parking to front and good sized private garden to rear.

ACCOMMODATION
ENTRANCE HALL 15'6' X 6'6'
With composite door to front and under stairs storage area.

GUEST CLOAKS/WC 5' X 2'8'
Low flush wc, wash hand basin.

UTILITY ROOM 7'10' X 4'9'
With base and wall units, single drainer sink unit, integrated freezer and washing machine, door provides access to side.

LOUNGE 13'10' X 13'1'
With media style wall providing inset television space, superb views to rear

STUDY 10'3' X 8'6'
uPVC double glazed window to front, useful multipurpose room that could be used as a sixth bedroom.

KITCHEN/DINING ROOM 25'2' X 11'11'
With a superb range of base and wall units with complementary granite work surfaces and feature brick splash backs. Integrated appliances include electric induction hob, electric double oven, fridge, freezer and dish washer. Full height window to one wall, uPVC double glazed French doors lead to decked patio area.

Stairs to first floor

MASTER BEDROOM 13'3' X 11'11' PLUS DRESSING AREA AND EN SUITE
Superb far reaching views to rear.

DRESSING AREA 8'11' X 6'2'
With fitted wardrobes to one wall.

EN SUITE SHOWER ROOM 8'11' X 5'3'
Double shower cubicle with modern tiling to full height, tiled floor. Vanity unit with twin sinks, low flush wc, wall mounted heated towel rail.

BEDROOM TWO 15'9' X 13'2' MAXIMUM

BEDROOM THREE 14'3' X 9'2'

BATHROOM 8'8' X 7'2'
Four piece suite comprising bath with mixer tap, separate shower cubicle, vanity wash hand basin, low flush wc, wall mounted heated towel trail.
Stairs to second floor

BEDROOM FOUR 17'9' X 10'4' PLUS EN SUITE
Built in wardrobes and additional eaves storage area.

EN SUITE SHOWER ROOM 8'9' X 5'1'
Three piece suite comprising shower cubicle, low flush wc, vanity wash hand basin.

BEDROOM FIVE 17'9' X 9'4'

Additional eaves storage area.

DIRECTIONS
From the Birstall office proceed to the Nelson Street traffic lights, continue ahead into Leeds Road and take the first turning on the right onto Upper Batley Lane, continue along Upper Batley Lane where the property will be found on the right identified by the Watsons for sale board.

OUTSIDE
There is off street parking to the front for two to three vehicles which leads to the attached garage. The garage has remote controlled roller door, power and light.
To the rear of the property is an above average size private garden with raised decked seating area, glazed balustrade, enclosed lawned garden beyond with neat blue slate borders.

Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.