Sunnybank Road, Horsforth, Leeds, West Yorkshire, LS18

Situated in the highly sought-after area of Horsforth, this beautifully presented two-bedroom home offers stylish and comfortable living, ideal for first-time buyers, professionals, or investors. Boasting a charming bay-fronted lounge with log burner, a modern shaker-style kitchen, two spacious double bedrooms, and attractive low-maintenance gardens, this home combines character with contemporary finishes. Located just off New Road Side, it benefits from excellent amenities, reputable schools, and superb transport links—making it a fantastic opportunity in a prime location.

LOCATION
Horsforth, named as one of the top 10 most desirable postcodes in England and is a prime residential location, popular with families and young professionals alike. The property is within easy reach of an array of excellent amenities including well regarded schooling for all ages, lovely canal & river walks, and the extensive shopping facilities found on New Road Side and Town Street including Morrisons supermarket. Horsforth Hall Park is a great addition to the community with a children’s playground, bandstand, cricket pitch, skate park and bowling green. For commuters, Horsforth Train Station provides services to Leeds, York and Harrogate. Kirkstall Forge Train Station is located down the A65 and offers further means of convenient access into the city (8 mins) and surrounding areas. The Ring Road (A6120) and the (A65) are nearby and provide main road links to the commercial centres of Leeds, Bradford, York and Harrogate, a regular bus service runs into the City Centre and, for the more travelled commuter, Leeds-Bradford Airport is a short drive away. All in all, this location is sought after by a wide variety of buyers and enjoys a strong sense of community and a thriving village atmosphere.

GROUND FLOOR
The ground floor welcomes you into a warm and inviting lounge, featuring a charming bay window that fills the room with natural light. Built-in cupboards and shelving provide practical storage, while a feature log burner creates a cosy focal point. The space is finished with stylish wood-effect flooring, enhancing its contemporary feel. To the rear, the modern kitchen is beautifully appointed with shaker-style units, solid wood worktops, and a Belfast sink. A tiled floor complements the design, while integrated cooking appliances include a gas hob and electric oven, alongside space for freestanding appliances such as a dishwasher, washing machine, and fridge.

FIRST FLOOR
Upstairs, the property offers two well-proportioned double bedrooms, both enjoying plenty of natural light. The principal bedroom benefits from a useful walk-in cupboard located over the stairs, providing excellent additional storage. Both bedrooms are finished with wood-effect laminate flooring and are presented to a high standard. The contemporary bathroom is fitted with a bathtub and electric shower overhead, along with a modern WC and sink, all complemented by stylish tiled walls and flooring.

OUTSIDE
Externally, the property enjoys both front and rear gardens. The rear garden has been designed with low maintenance in mind, featuring a paved layout and gated access, making it an ideal space for relaxing or entertaining. Additional storage is available via the loft, which is accessed by a drop-down ladder and benefits from partial boarding and insulation.

BROCHURE DETAILS
Hardisty and Co prepared these details, including photography, in accordance with our estate agency agreement.

SERVICES – Disclosure of Financial Interests
Unless instructed otherwise, the company would normally offer all clients, applicants, and prospective purchasers its full range of estate agency services, including the valuation of their present property and sales service. We also intend to offer clients, applicants and prospective purchasers' mortgage and financial services advice through our association with Mortgage Advice Bureau. We will also offer to clients and prospective purchasers the services of our panel solicitors, removers, and contactors. We would normally be entitled to commission or fees for such services and disclosure of all our financial interests can be found on our website.

FINANCIAL SERVICES
Linley and Simpson Sales Limited trading as Hardisty are Introducer Appointed Representatives of Mortgage Advice Bureau Limited and Mortgage Advice Bureau (Derby) Limited who are authorised and regulated by the Financial Conduct Authority. We routinely refer buyers to Mortgage Advice Bureau Limited. We receive a maximum of £30 per referral.

MONEY LAUNDERING, TERRORIST FINANCING AND TRANSFER OF FUNDS REGULATIONS 2017
To enable us to comply with the expanded Money Laundering Regulations we are required to obtain identification from prospective buyers once a price and terms have been agreed on a purchase. Buyers are asked to please assist with this so that there is no delay in agreeing a sale. The cost payable by the successful buyer for this is £50 +VAT per named buyer and is paid to the firm who administer the money laundering ID checks, being Iamproperty / Movebutler. Please note the property will not be marked as sold subject to contract until the appropriate identification has been provided.

PLEASE NOTE
The extent of the property and its boundaries are subject to verification by inspection of the title deeds. The measurements in these particulars are approximate and have been provided for guidance purposes only. The fixtures, fittings and appliances have not been tested and therefore no guarantee can be given that they are in working order. The internal photographs used in these particulars are reproduced for general information and it cannot be inferred that any item is included in the sale.