Brownberrie Lane, Horsforth, Leeds, West Yorkshire, LS18

A superb and substantial four-bedroom family home in a highly sought-after Horsforth location, beautifully presented throughout with a perfect blend of character features and stylish modern finishes. Offering generous living space, multiple reception rooms, and exciting scope to create an open-plan kitchen diner, this home is ideal for growing families. With a private enclosed garden, ample off-street parking, and close proximity to excellent schools, amenities, and the train station, this is a standout property combining convenience with lifestyle.

LOCATION
This is a prime residential location where you will find excellent schools to suit all ages, with pre-schools, also Kids Club and Trinity University all on hand. Amble to an array of eateries, bars, shops etc, with supermarket, park, banks etc also on hand. There are gyms, cricket, bowls, rugby, golf, running clubs, and a skate park, something for everybody. 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 property opens into a welcoming hallway featuring attractive wooden flooring, high ceilings with decorative coving, and stylish half-panelled walls with dado rail detailing, setting the tone for the rest of the home. A useful guest cloakroom sits just off the hallway, fitted with a WC, wash basin, and additional storage cupboard. The spacious lounge is beautifully presented with neutral décor, a feature gas fireplace, and a bay window that floods the room with natural light. A versatile breakfast room, currently used as a snug, offers excellent potential to be opened up into the kitchen to create a large open-plan kitchen diner. The kitchen itself is fitted with modern Shaker-style units, Quartz worktops, and a Belfast sink, with integrated appliances and space for a Rangemaster-style cooker. To the rear, a second reception room currently serves as a dining room, full of character and featuring a fireplace and French doors that open directly onto the garden.

FIRST FLOOR
Upstairs, the landing provides access to a part-boarded loft via a pull-down ladder and leads to four well-proportioned bedrooms. The principal bedroom is a bright and airy double with high ceilings and pleasant views over the rear garden. A second double bedroom to the front benefits from integrated wardrobes and large windows, while two further single bedrooms offer flexibility for family living, guest accommodation, or home working. The accommodation is completed by a luxurious house bathroom, fully tiled in porcelain and featuring a freestanding claw-foot bath, walk-in shower with power jets, modern fittings, and a heated towel rail.

OUTSIDE
Externally, the property boasts a generous block-paved and gated driveway to the front, providing ample off-street parking and access to a detached single garage, along with an electric car charging point. A lawned front garden with mature borders enhances the kerb appeal. To the rear, the property enjoys a private and enclosed garden with a sunny aspect, predominantly laid to lawn and complemented by well-established borders and a block-paved seating area—perfect for outdoor dining and entertaining.

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.