3 bed semi-detached house for sale

Houghley Lane, Leeds LS13

Summary
A charming character-filled 17th century cottage situated in a quiet secluded conservation area with ample ground floor accommodation & three good-sized bedrooms & house bathroom. Outside features a generous driveway with EV charger & a beautifully kept garden. Packed with personality & character.

Description
This wonderful and truly distinctive 17th century cottage enjoys an excellent position, situated in a quiet secluded conservation area and offers far more than meets the eye. An internal viewing is highly recommended to fully appreciate the charm, warmth and potential this delightful home has to offer.

The ground floor features a welcoming dining room, a cosy lounge and a well-appointed fitted kitchen, while the first floor provides three generously sized bedrooms and a house bathroom.
Outside, the property benefits from a sizeable driveway complete with an EV charging point, and a beautifully maintained garden that provides an idyllic outdoor retreat.
Steeped in character, the cottage showcases an array of captivating features-including exposed timber beams, striking feature brick walls, an impressive inglenook fireplace and charming feature windows-each adding to the homes unique appeal and timeless atmosphere.

Auctioneer's Comments
This property is offered through Modern Method of Auction. Should you view, offer or bid your data will be shared with the Auctioneer, iamsold Limited. This method requires both parties to complete the transaction within 56 days, allowing buyers to proceed with mortgage finance (subject to lending criteria, affordability and survey). The buyer is required to sign a reservation agreement and make payment of a non-refundable Reservation Fee of 4.5% of the purchase price including VAT, subject to a minimum of £6600.00 including VAT. This fee is paid in addition to purchase price and will be considered as part of the chargeable consideration for the property in the calculation for stamp duty liability. Buyers will be required to complete an identification process with iamsold and provide proof of how the purchase would be funded. The property has a Buyer Information Pack containing documents about the property. The documents may not tell you everything you need to know, so you must complete your own due diligence before bidding. A sample of the Reservation Agreement and terms and conditions are contained within this pack. The buyer will also make payment of no more than £349 inc. VAT towards the preparation cost of the pack. Please confirm exact costs with the auctioneer. The estate agent and auctioneer may recommend the services of other providers to you, in which they will be paid for the referral. These services are optional, and you will be advised of any payment, in writing before any services are accepted. Listing is subject to a start price and undisclosed reserve price that can change.

The Cottages, Houghley Lane

Ground Floor

Dining Room 17' x 11' 1" ( 5.18m x 3.38m )
The front door opens into a versatile reception room, currently used as a dining area, where exposed dark wooden ceiling beams create an authentic cottage feel. Light wooden flooring keeps the space bright and inviting, while a feature stone fireplace and a charming arched window offer distinctive focal points rich with period character. Additional feature windows to the front allow ample natural light to fill the room, enhancing its warm and welcoming atmosphere.

Living Room 18' 10" x 13' 3" ( 5.74m x 4.04m )
This lounge is a beautifully characterful and inviting space that blends historic charm with modern comfort. Dark exposed ceiling beams immediately set a warm, rustic tone, complemented by an impressive stone inglenook fireplace that acts as the room’s standout traditional feature. Inside the fireplace sits a wood-burning stove. Useful storage cupboard set, feature windows to the front and stairs up to the first floor.

Kitchen 13' 4" x 6' 11" ( 4.06m x 2.11m )
Cream shaker-style cabinets combine beautifully with warm wooden worktops to create a cosy yet fresh aesthetic. The practical u-shaped layout provides generous workspace and easy access to appliances, including an integrated oven, fridge freezer, gas hob, and space for a washing machine beneath the counter. Ceiling spotlights and a side window ensure the kitchen remains bright and welcoming.

First Floor

Landing
A spacious landing

Bedroom One 15' 2" x 12' 10" ( 4.62m x 3.91m )
A spacious double bedroom featuring a generous range of fitted wardrobes for ample storage, along with attractive feature windows and a radiator.

Bedroom Two 12' 3" x 11' 11" ( 3.73m x 3.63m )
A second double bedroom featuring an exposed brick feature wall, a useful storage cupboard, an access hatch to the loft, a feature window, and a radiator.

Bedroom Three 10' 5" x 6' 7" ( 3.17m x 2.01m )
A good sized third bedroom with useful storage, window and radiator.

Bathroom
This bathroom is a bright, stylish space that blends modern touches with classic charm. The room features a beautiful freestanding roll-top bath alongside a separate corner shower, offering both luxury and practicality. Half-height white metro tiles with contrasting grout give a clean, contemporary look. A pedestal sink and traditional-style toilet sit against the tiled wall, window set into a deep sill brings in natural light, complemented by the warm tones of the wooden flooring that enhance the rooms inviting feel.

Outside
The property benefits from ample parking for 3-4 cars along with a EV charging point.
This garden offers a lovely blend of character and practicality, with clearly defined spaces for relaxing and enjoying the outdoors. A stone-paved patio provides a generous seating or dining area, A raised planted bed adds greenery and seasonal interest, framed by stone edging that enhances the garden’s natural charm. A neat lawn sits to one side, bordered by established shrubs and mature trees that create a sense of privacy and seclusion. The charming pale-blue wooden gate adds a cottage-style touch, leading to additional outdoor space. Overall, the garden feels welcoming and well-kept-an ideal spot for outdoor living.

1. Money laundering regulations: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. These particulars are issued in good faith but do not constitute representations of fact or form part of any offer or contract. The matters referred to in these particulars should be independently verified by prospective buyers or tenants. Neither sequence (UK) limited nor any of its employees or agents has any authority to make or give any representation or warranty whatever in relation to this property.