Welcome to your future home at Brooke Street, Hoyland. This semi-detached house offers a perfect blend of comfort, convenience, and style, making it an ideal choice for families or individuals seeking a peaceful yet well-connected location. The property features three bedrooms, a modern bathroom, and a garage, providing ample space for comfortable living. As you enter, you'll be greeted by a charming bay window in the lounge, creating a bright and inviting atmosphere. The separate lounge and dining room offer versatile living spaces, perfect for entertaining guests or enjoying family gatherings.

Conveniently located within close proximity to some of the area's most popular schools, including Saint Helen's Catholic Primary School (0.09km) and Kirk Balk Academy (0.33km), this property ensures that education is easily accessible for your family.

In addition to its excellent educational facilities, the property is surrounded by a variety of amenities, including supermarkets like Tesco Stores (0.19km) and The Co-operative Food (0.42km), ensuring that daily necessities are within easy reach. With a bus stop at Hoyland, Valley Way (0.24km) and the Elsecar railway station (1.23km) nearby, commuting and travel are made simple and convenient. The Hoyland War Memorial park (0.22km) provides a serene outdoor space for relaxation and recreation.

Embrace the opportunity to make this property your new home, where convenience, comfort, and a vibrant community await. Don't miss out on the chance to experience the best of what Brooke Street has to offer.

Entrance Hall
Having a sealed unit double glazed entrance door with sealed unit double glazed side panel windows and toplight. Central heating radiator, staircase to the first floor and access to Lounge and Kitchen.

Lounge (4.06 x 3.44 m - 13′4″ x 11′3″ ft)
Having a sealed unit double glazed window to the front. The focal point of the room is the Log Burner set to a recess with a polished timber mantle above.

Dining Room (3.77 x 3.44 m - 12′4″ x 11′3″ ft)
The focal point of the room is the Log Burner set to a recess with a polished timber mantle above and display shelves to either side of the chimney breast. Semi open plan to the Kitchen and sealed unit Patio doors lead to the Conservatory.

Conservatory
Having low level walling with sealed unit double glazed windows above. Access to the rear Garden.

Kitchen (3.40 x 2.23 m - 11′2″ x 7′4″ ft)
Having a range of modern wall and base units with complimentary worktops and splashback tiling. Inset sink unit with monoblock mixer tap. Plumbing and space for washing machine. Built in oven, microwave and hob with cooker hood above. Side/Rear access door and sealed unit double glazed windows to the rear.

Landing
Having access to all three Bedrooms and Family Bathroom. Opaque window to the side.

Bedroom 1 (4.06 x 2.80 m - 13′4″ x 9′2″ ft)
Having a sealed unit double glazed window to the and central heating radiator.

Bedroom 2 (3.78 x 2.80 m - 12′5″ x 9′2″ ft)
Having a sealed unit double glazed window to the and central heating radiator.

Bedroom 3 (2.52 x 2.23 m - 8′3″ x 7′4″ ft)
Having a sealed unit double glazed window to the rear and central heating radiator.

Bathroom (2.23 x 1.86 m - 7′4″ x 6′1″ ft)
Having a three piece suite comprising: low flush W.C., pedestal wash hand basin and panelled bath. 0Contemporary central heating radiator and an opaque sealed unit double glazed window to the side.

Outside
The property stands behind a semi enclosed lawned garden with flower beds and boarders. A driveway provides off road parking and leads to the Single Garage (Aproximately 3.88m x 2.70). To the rear of the property is a fence enclosed lawned and boarded garden.

General Information
Tenure: Freehold EPC Rating: D Council Tax Band: B

Money Laundering Regulations 2003
Prospective purchasers are advised that we will ask for identification documentation and proof of financial status when an offer is received. We ask that this is made available at the earliest opportunity to prevent any unnecessary delay in agreeing a sale.

Disclaimer 1
We always endeavour to make our sales particulars as fair, accurate and reliable as possible. But please be advised that they are only intended as a general guide to the property and should not be relied upon as statements of representation or fact. If there are any points of particular importance then you are advised to contact our office in order that we may make enquiries to verify the position on your behalf.

Disclaimer 2
The room sizes are only intended as a general guide to prospective purchasers and are not precise. Whilst every attempt has been made to ensure the accuracy of the floor plans, they are designed for illustrative purposes only. No responsibility will be taken for any errors contained in these plans. You are advised to verify any dimensions before ordering floor coverings and furniture. We have not tested the services, equipment are appliances in this property, therefore we strongly recommend that prospective purchasers commission their own service or survey reports, before finalising their offer to purchase.



Under the Property Misdescription Act 1991 we endeavour to make our sales details accurate and reliable but they should not be relied upon as statements or representations of fact and they do not constitute any part of an offer of contract. The seller does not make any representations to give any warranty in relation to the property and we have no authority to do so on behalf of the seller. Services, fittings and equipment referred to in the sales details have not been tested (unless otherwise stated) and no warranty can be given as to their condition. We strongly recommend that all the information which we provide about the property is verified by yourself or your advisers.

Under the Estate Agency Act 1991 you will be required to give us financial information in order to verify you financial position before we can recommend any offer to the vendor.