Western Avenue, Birstall, Batley
£270,000 Freehold

Offered for sale is this extended and immaculately presented semi-detached family home, ready to move into with minimal expense. Early viewing is highly recommended to fully appreciate the wonderful family space on offer. Perfectly positioned in a sought-after location, the property benefits from easy access to excellent local schools, a wide range of amenities and convenient bus routes. For commuters, Junction 27 of the M62 motorway network is just minutes away, providing superb transport links to surrounding areas. The property further benefits from uPVC double glazing and gas central heating. The accommodation briefly comprises: entrance hall, lounge, magnificent dining kitchen, three bedrooms and a modern house bathroom.
Externally, there is a lawned garden to the front alongside a driveway providing private parking and leading to the garage (storage only). To the rear is an enclosed garden with a lawn and an impressive covered decked patio area, complete with a feature pergola - ideal for outdoor entertaining.

ENTRANCE HALL An external door leads into the entrance hall, featuring solid oak flooring, a staircase rising to the first-floor landing, and a door providing access to the lounge.

LOUNGE 15' 0" x 12' 0" (4.57m x 3.66m) This generous reception room features a large window that floods the space with natural light, along with a charming inglenook fireplace with a stone hearth and wood-burning stove. Solid oak flooring continues throughout, with an archway leading seamlessly into the dining kitchen.

DINING KITCHEN 15' 6" x 15' 4" (4.72m x 4.67m) This wonderful space forms part of the extension and is fitted with an impressive range of modern wall and base units, complemented by solid butcher's block work surfaces, splashback tiling, a breakfast bar and a 1.5 bowl stainless steel sink with mixer tap. Integrated appliances include an electric double oven, induction hob with a stylish chimney-style extractor hood over, wine cooler, dishwasher and washing machine, with space available for a freestanding fridge freezer. The room further benefits from solid oak flooring and a useful under-stairs storage cupboard. A door leads to the side elevation, while patio doors open out onto the rear garden, making this an ideal space for both everyday family living and entertaining.

FIRST FLOOR LANDING Doors lead to three bedrooms and the house bathroom. There is also access to a boarded loft space, which is reached via a pull-down ladder.

BEDROOM ONE 11' 7" x 7' 4" (3.53m x 2.24m) Double room with built-in wardrobes which provide plentiful storage.

BEDROOM TWO 9' 5" x 9' 3" (2.87m x 2.82m) Double room.

BEDROOM THREE 7' 0" x 5' 10" (2.13m x 1.78m) Single room with built-in wardrobes.

HOUSE BATHROOM 6' 0" x 5' 3" (1.83m x 1.6m) Fitted with a modern three-piece white suite comprising a WC, wash basin inset into a vanity unit, and a shower bath with glass screen and shower over. The room is further enhanced by complementary part-tiled walls and flooring, along with a chrome heated towel radiator.

EXTERIOR Externally, there is a lawned garden to the front alongside a driveway providing private parking and access to the garage (storage only). To the rear is an enclosed garden with a lawn and an impressive covered decked patio area, complete with a feature pergola - ideal for outdoor entertaining. Additional features include an outside tap and external power point.

DIRECTIONS From our Birstall office travel left on Low Lane, continue to the traffic lights and proceed straight ahead into Leeds Road. Take the first right turning into Upper Batley Lane then first left into Hillhead Drive. Continue along and turn left into Western Avenue then left at the end continuing on Western Avenue. The property can be found on the right hand side.