310 flats for sale in Halifax Road HD3 Huddersfield

FOR SALE BY LIVE STREAM AUCTION ON TUESDAY 15TH DECEMBER 2026 AT 12PM*GUIDE PRICE £190,000+ A fantastic opportunity for landlord investors to purchase this fully let detached building, comprising 4 individual apartments located in an established residential area, close to Huddersfield Town Centre. The combined income is £23,222.40pa, producing an attractive gross yield of over 12% when based on the initial guide price. Flat 1 - Let to a long-standing tenant since 2008. The property can be accessed via steps up to the first floor leading to an entrance hall and a bedroom, then stairs leading down to the ground floor bring you to a lounge, a bathroom, and a kitchen. A rear door leads to a patio garden. Currently producing £425pcm/£5,100pa. Flat 2 - The tenant has been in occupation since April 2025. Internally there is an entrance hall, bathroom and a bedroom. Stairs lead to the first floor where there is an open plan lounge and kitchen. Currently producing £490.20pcm/£5,882.40pa. Flat 3

An immaculately presented two bedroom apartment offering an exceptional sense of space. Set within beautifully kept grounds, the development offers a peaceful and prestigious setting with the added benefit of secure parking with the convenience that comes with ground floor living. The apartment briefly comprises of a welcoming entrance hallway, a stunning open plan living dining kitchen, utility room, two well presented double bedrooms (one with ensuite shower room), main shower room/wet room, private patio area and two allocated parking spaces. Almondbury village is a short walk away and offers an excellent selection of local amenities including shops, pubs, restaurants, well regarded schools, countryside walks and good commuter links into neighbouring towns and cities

Chain-free and move-in ready, this stylish one-bedroom ground floor flat with detached garage in Linthwaite offers modern living close to the village amenities,ideal for first-time buyers, downsizers, or investors. EPC DLocated just outside Linthwaite village centre, this nicely presented one-bedroom ground floor flat is offered for sale with no vendor chain and provides convenient single-storey living in a sought-after area. The property is ideally positioned for access to the village amenities, and regular bus routes, making it perfect for first-time buyers, downsizers or those seeking a low-maintenance home with valuable outdoor space.You enter the property via an entrance porch, leading through to a hallway which provides access to the main accommodation. The spacious living room offers a comfortable area for relaxing and entertaining, with plenty of space for furnishings. The kitchen is fitted with a range of wall and base units, providing practical storage and worktop space inclu

Situated in one of Calderdale’s premier residential locations lies this two bedroom second floor apartment providing light and spacious modern living accommodation. Just step inside this delightful apartment and you cannot fail to be impressed by the attractive accommodation provided, which briefly comprises an entrance hall, spacious lounge and dining area with open plan modern fully fitted kitchen, master bedroom with en suite, second bedroom with balcony, modern bathroom, designated parking, communal gardens, UPVC double glazing, and gas central heating. The property also benefits from lift and stair access to all floors.The property provides excellent access to the local amenities of Skircoat Green and Savile Park, including local shops, parks, outstanding schools and Calderdale royal hospital as well as easy access to Halifax town centre, and the Trans Pennine road & rail network linking Halifax with Manchester & LeedsVery rarely does an opportunity arise to purchase an apartment

This well-presented first floor duplex apartment offers contemporary living with quality fixtures and fittings and enjoys a quiet position in this sought after converted mill.The spacious accommodation is ideal for the professional couple with the layout offering the opportunity for flexible living as a 2/3 bedroom home with open plan living room / dining kitchen and a large mezzanine level with bedroom and office.Externally the mill has beautiful gardens with picnic areas and plentiful communal parking. Inside is a resident’s gym, laundry room and library.GROUND FLOOREntrance HallStoreroomOpen Plan Living RoomKitchen AreaBedroom 1Bathroom MEZZANINE FLOORBedroomStudy AreaStoreroomINTERNALThere is a useful room on entry to the apartment, ideal for storage or to create a small study space. The open plan living room has space for separate sitting and dining areas and is open to the kitchen. The sitting room has a decorative feature fireplace and recently fitted fully-opening windows.The k

SUMMARYAUCTION SALE 15 December 2026 - Grade II duplex apartment, close to the main centre of Huddersfield and within walking distance of local amenities. Ideal for a professional couple wanting everything on your doorstep.*CONTACT THE AUCTION DEPARTMENT TO MAKE AN OFFER NOW*DESCRIPTION*FOR SALE BY AUCTION*VARIOUS BIDDING OPTIONS AVAILABLE: ONLINE, TELEPHONE, PROXY OR IN PERSON AT THE GRAND CONNAUGHT ROOMS, GREAT QUEEN STREET, 61-65, COVENT GARDEN, LONDON, WC2B 5DA * 15TH DECEMBER 2026*9.30 am START*CONTACT THE AUCTIONEERS TO REGISTER NOW*OFFERS CAN BE MADE BEFORE THE AUCTION*SUBJECT TO THE AUCTION CONDITIONS*A stunning penthouse apartment set within an imposing period building approximately 10 minutes walk from Huddersfield train station with external roof terrace space offering great views over the surrounding area towards the town centre. The outside space is the ideal place for winding down after a long day in the office. The apartment also has use of all the communal features like

ATTENTION LANDLORDS, this ATTRACTIVE & MODERN two-bedroom apartment presents an excellent opportunity for investors seeking a property with immediate rental income. Currently tenanted, the flat generates a steady rental income of ?750 per calendar month, allowing you to hit the ground running from day one. The property is situated in a popular location, just a stone's throw from the vibrant village centre of Lindley, which offers a variety of shops, cafes, regarded schools and amenities. Additionally, its proximity to the M62 corridor ensures easy access to major cities, making it an attractive option for commuters. This well-appointed apartment benefits from a spacious and well appointed living arrangement, providing convenience and comfort. Furthermore, the flat includes private gated parking, a valuable feature in this bustling area, ensuring that you and your tenants have secure and hassle-free parking. With its established tenant and desirable location, this flat is a fantastic in

ATTENTION LANDLORDS, this ATTRACTIVE & MODERN two-bedroom apartment presents an excellent opportunity for investors seeking a property with immediate rental income. Currently tenanted, the flat generates a steady rental income of ?750 per calendar month, allowing you to hit the ground running from day one. The property is situated in a popular location, just a stone's throw from the vibrant village centre of Lindley, which offers a variety of shops, cafes, regarded schools and amenities. Additionally, its proximity to the M62 corridor ensures easy access to major cities, making it an attractive option for commuters. This well-appointed apartment benefits from a spacious and well appointed living arrangement, providing convenience and comfort. Furthermore, the flat includes private gated parking, a valuable feature in this bustling area, ensuring that you and your tenants have secure and hassle-free parking. With its established tenant and desirable location, this flat is a fantastic in

Occupying a desirable fourth-floor position within a converted mill development, this nicely presented and deceptively spacious two-bedroom apartment offers stylish accommodation, enhanced by characterful exposed stone walls and far reaching elevated views. Ideally situated in a central village location, the property enjoys the convenience of a wealth of local amenities right on the doorstep, making it an ideal purchase for those seeking character, convenience and contemporary living. The property briefly comprises of a welcoming entrance hallway, living kitchen, utility / store room, two bedrooms, bathroom and allocated parking for one vehicle. Milnsbridge benefits from all the local amenities, including shops, a supermarket, cafes and well regarded schools. There are great commuter links and Huddersfield town centre is also close by

Occupying a desirable fourth-floor position within a converted mill development, this nicely presented and deceptively spacious two-bedroom apartment offers stylish accommodation, enhanced by characterful exposed stone walls and far reaching elevated views. Ideally situated in a central village location, the property enjoys the convenience of a wealth of local amenities right on the doorstep, making it an ideal purchase for those seeking character, convenience and contemporary living. The property briefly comprises of a welcoming entrance hallway, living kitchen, utility / store room, two bedrooms, bathroom and allocated parking for one vehicle.Milnsbridge benefits from all the local amenities, including shops, a supermarket, cafes and well regarded schools. There are great commuter links and Huddersfield town centre is also close by

Very rarely does an opportunity arise to purchase a ground floor apartment in this highly desirable and much sought after residential location and as such an early appointment to view is strongly recommended. This two bedroomed ground floor apartment provides attractive modern living accommodation with the benefit of gardens to the rear, a parking space, and a single garage. The property briefly comprises an entrance hall, through lounge and dining room, modern fitted kitchen with appliances, 2 bedrooms, and a modern bathroom. The property also has the benefit of uPVC double glazing and gas central heating.This delightful ground floor apartment provides excellent access to the local amenities of Skircoat Green, Savile Park, including parks shops and the hospital it also provides easy access to Halifax town centre. An early appointment to view, in order to avoid disappointment, is strongly recommended.Entrance Hall - With cornice to ceiling with matching centre roses, one double radiato

A WELL PRESENTED TWO BEDROOM FIRST FLOOR APARTMENT WITH DIRECT ACCESS TO PATIO AREA SITUATED WITHIN A DESIRABLE RETIREMENT LIVING DEVELOPMENT.Summary - Trinity Court was built by McCarthy & Stone purpose built for retirement living. The development consists of 50 one and two-bedroom retirement apartments for the over 60s. There is a House Manager on site and a 24-hour emergency call system provided via a personal pendant alarm and with call points in the hallway and bathroom.The development includes landscaped gardens and a Homeowners' lounge with a computer and HD television and is where residents can get together for coffee mornings and social events. There is a guest suite for visitors who wish to stay (additional charges apply). A car parking – permit scheme applies, check with the House Manager for availability. Trinity Court is situated in the market town of Halifax in West Yorkshire. Trinity Court is located along Oxford Road and borders the residential suburb of Savile Park, wh

Standout Features 2 BEDROOM APARTMENT FULLY FITTED KITCHEN GREAT INVESTMENT OR FIRST TIME BUYER OPPORTUNITY TOWN CENTRE LOCATION 3-PIECE BATHROOM WITH BATH WITHIN WALKING DISTANCE TO A VARIETY OF AMENITIES EXCELLENT TRANSPORT LINKS SECURE CODE ENTRY SYSTEM FITTED WITH LIFT EPC GRADE C - COUNCIL TAX BAND B Property DescriptionSituated within Calder Court, this well-proportioned two-bedroom apartment offers a convenient base for those looking to enjoy all that Halifax town centre and the surrounding areas have to offer.Built around 2006 and extending to approximately 753 sq ft, the apartment provides spacious accommodation comprising a good-sized living area, fitted kitchen, two bedrooms and a three-piece bathroom. The property offers a practical layout and plenty of scope for a new owner to add their own style.Its town centre location is one of its key advantages, with a wide variety of shops, cafs, restaurants and everyday amenities all within easy reach. Good transport links are also

SUMMARYA spacious and well-maintained two-bedroom apartment occupying a convenient position close to Halifax town centre. Offering well-proportioned accommodation throughout, the property features a bright and airy living space, fitted kitchen, two generous bedrooms and bathroom. Contact us now to view!DESCRIPTIONSituated in a popular residential location, this well-presented two-bedroom apartment at Queensway, Halifax offers spacious and comfortable accommodation, making it an ideal purchase for first-time buyers, professionals, investors, or those looking to downsize. The property is thoughtfully laid out and benefits from a bright and welcoming atmosphere throughout. Upon entering, there is a generous entrance hallway providing access to the principal rooms. The spacious living room offers an excellent space for both relaxing and entertaining, with ample room for a range of furniture and large windows allowing plenty of natural light to flood the apartment. The kitchen is well-equip

Offered FOR SALE is this newly converted TWO bedroom duplex apartment in this popular area of Calderdale. Accommodation comprises; Entrance Hallway, lounge, kitchen and cloaks/w.c. To the first floor; landing, useful storage/utility, two bedrooms and shower room. Two car parking spaces available. The property has the benefit of Upvc double glazing and air con/heating. Close to amenities, transport links and access to the M62 motorway network. No expense has been spared. Viewing essential. No chainGround Floor - Entrance Hallway - Upvc obscure double glazed door, windows and Upvc double glazed French doors to front. Tiled floor, electric radiator, wall light and exposed stone walls. Sliding patio doors to lounge;Lounge - 3.5 max x 5.9 max (11'5 max x 19'4 max) - SPC flooring, electric radiator and exposed stone wall. Telephone point, usb socket, spotlights and staircase access to first floor. Door to kitchen;Kitchen - 1.8 x 4.75 (5'10 x 15'7) - Having a range of wall and base units with

Offered FOR SALE is this newly converted THREE bedroom triplex apartment in this popular area of Calderdale. Accommodation comprises; Entrance Hallway, open plan lounge/kitchen, cloaks/w.c./utility, master bedroom with en-suite shower room, further two bedrooms and bathroom. Two car parking spaces available. The property has the benefit of Upvc double glazing and air con/heating. Close to amenities, transport links and access to the M62 motorway network. No expense has been spared. Viewing essential. No chainGround Floor - Entrance Hallway - 2.55 x 9 (8'4 x 29'6) - Upvc double glazed sliding patio doors, Upvc double glazed door and window to front. Wall lights, electric radiator and door to open plan lounge/kitchen;Open Plan Lounge/Kitchen - 6.95 max x 8 max (22'9 max x 26'2 max) - Sliding Upvc double glazed patio doors, spotlights, air con/heating unit. Telephone point, click flooring system and usb socket. Wall and base units with laminate worktop and splashback. Electric oven, micro

Agent Reference TS0571Trouble At T’Mill? Not likely…this smart first floor apartment is stylish, spacious and secure. It’s ready for you to make yourselves at home and is the ideal base if you spend lots of time away. There’s lift access, 2 parking spaces and it’s so handy for the village you can easily walk in.If you’re looking for a trouble free move, this stylish 2 bed converted apartment is ready to go and could make the perfect first time buy, retirement pad or a secure “lock up and leave” base you’ll always look forward to coming home to.Excelsior Mill is a converted warehouse in the centre of Ripponden, and this spacious apartment still shows off its 19th century industrial past. The living room has large mill windows and a wall of exposed stonework, with French doors opening onto a Juliet balcony.The living room stretches over 21ft, so a sofa corner and a dining table both fit with space to spare. The kitchen is just off the living room. It’s modern and smart with a four-ring e

Our latest listing is a 1-bedroom flat located in Halifax. It is in close proximity to valuable amenities, is able to generate rewarding rental returns and has a tenant currently situated. For investors looking to expand their portfolio, this is a fantastic opportunity! This well-kept home features spacious rooms, 1 bedroom, a three-piece bathroom, and a well-equipped kitchen. Investment details It currently produces an annual gross income of £6,600 with tenants currently situated. Considering the purchase price and the potential rental income that could be earned in future years, this will make for a worthwhile addition to an investors property portfolio. For greater detail on this property's investment potential, please see the Let Property Pack linked below. If you are interested, please call us. Tenancy Details There are tenants that currently reside in the property and have consistently paid their rent for the duration of their stay. They do not have any intentions to move out so

Our latest listing is a 1-bedroom flat located in Halifax. It is in close proximity to valuable amenities, is able to generate rewarding rental returns and has a tenant currently situated. For investors looking to expand their portfolio, this is a fantastic opportunity! This well-kept home features 1 bedroom, 1 bathroom, a spacious lounge, and a shared private parking. Investment details It currently produces an annual gross income of £6,900 with tenants currently situated. Considering the purchase price and the potential rental income that could be earned in future years, this will make for a worthwhile addition to an investors property portfolio. For greater detail on this property's investment potential, please see the Let Property Pack linked below. If you are interested, please call us. Tenancy Details The current tenants have lived in the property for several years and have consistently paid their rent for the duration of their stay. They do not have any intentions to move out so

PUBLIC NOTICE Address: Flat 2, 16, Edgerton Road, Edgerton, Huddersfield, HD1 5RB We are acting in the sale of the above property and have received an offer of ?56,000. Any interested parties must submit their offer in writing to the selling agent within 14 days of the date of this notice. If no further acceptable offers are received during this period, the property will be marked as Sold Subject to Contract and no further offers will be accepted while under this status. Date of Notice: 14.10.2026 Well set back on Edgerton Road, this charming one-bedroom garden flat offers a delightful blend of modern living within a grand Grade II listed building. The property has been thoughtfully converted, providing a spacious and inviting atmosphere that is perfect for first-time buyers, professionals and couples. With easy access to the vibrant town centre, as well as the bustling areas of Lindley and Marsh. For those who require convenient transport links, the M62 motorway is just a short drive

Ryder & Dutton are delighted to present this two bedroom ground floor apartment to the market. Stunning throughout and offering with NO FORWARD CHAIN this property is a must see! Our telephone lines are open from 8AM to 8PM 7 days a week. EPC tbcOffering well presented accommodation is this two bedroom ground floor apartment. Boasting a spacious open plan living room and kitchen diner, along with an en suite to the main bedroom, this property is a must see! The accommodation comprises an entrance hallway, open plan living room and kitchen diner, two bedrooms, en suite shower room and bathroom. An ideal purchase for a first time buyer, those looking to downsize or anyone seeking an easy to maintain home.The entrance hallway provides access to the accommodation and benefits from useful storage cupboards, ideal for keeping coats, shoes and household essentials tucked away.We love the open plan living room and kitchen diner, which provides a lovely sociable space for everyday living and en

A stunning 1 bedroom apartment.*FOR SALE BY AUCTION. VARIOUS BIDDING OPTIONS AVAILABLE: ONLINE, TELEPHONE, PROXY OR IN PERSON AT THE GRAND CONNAUGHT ROOMS, GREAT QUEEN STREET, 61-65, COVENT GARDEN, LONDON, WC2B 5DA *17TH NOVEMBER 2026*9.30 am START*CONTACT THE AUCTIONEERS TO REGISTER NOW*A beautiful 1 bedroom apartment situated within the stylish Martins Mill development, located on the outskirts of Halifax Town Centre, briefly comprising an entrance hall, large open plan lounge and kitchen, with a modern fully fitted kitchen, 1 double bedrooms and a stylish family bathroom. This superb property would make an ideal purchase for a 1st time buyer or an investor looking to start or increase their investment portfolio and an early internal inspection is highly recommended to fully appreciate what is on offer for sale.This beautiful apartment is located in the popular area of Pellon, within close proximity of local shops, schools and amenities and a short distance away from Halifax town cen

Tucked away on Blackthorne Drive in the vibrant, highly sought-after village of Lindley, this beautifully presented two-bedroom first-floor apartment delivers modern living at an exceptionally attractive price tag. Whether you are a first-time buyer looking to take that exciting initial step onto the ladder, a busy professional seeking seamless commuter links, or an investor after a turn-key rental, this home is ready for you to simply unpack your bags and unwind.Step through the private entrance into a welcoming, spacious hallway that instantly sets the tone for the rest of the home. With ample room for coat hanging, shoe storage, and console tables, it keeps everyday clutter tucked neatly out of sight while offering access to built-in storage cupboards and connecting all living areas seamlessly. Moving through to the heart of the home, you will discover the expansive open-plan lounge and dining area, flooded with natural light from large windows and classic French doors opening to a

For sale by auction on Tuesday, 15 December 2026 at 12:00 Venue: Live Stream Sold with a tenant situ, producing £5,100pa (£425pcm) a 51% gross yield against the upper guide. Located in the centre of Halifax providing easy access to local amenities and public transport links. Accommodation comprises briefly of hall, open plan lounge/kitchen, double bedroom and three piece bathroom. Situated on Sunderland Street just off Lord Street, it's within easy reach of Halifax Town Centre, where you'll find shopping amenities and public transport links, including Halifax Train Station and local bus services. The property also benefits from access to a communal yard area and bin store. Lease Length -99 years from January 2006 Service Charge - TBC Ground Rent - TBC ACCOMODATION Living/Kitchen Bedroom Bathroom EPC Rating: C Viewings Additional Fees Administration Charge - In addition to the deposit Purchasers will be required to pay an administration fee of 1.5% inc VAT, subject to a minimum of ?2,10

SUMMARYCLEVERLY DESIGNED THROUGHOUT TO MAXIMISE SPACE IS THIS ONE BEDROOM FIRST FLOOR APARTMENT LOCATED IN THONGSBRIDGE WITH WONDERFUL LONG DISTANCE VIEWS. BENEFITS FROM A GARDEN & PARKING.DESCRIPTIONThe property is located in Thongsbridge, a small village in the Kirklees district of West Yorkshire. It is in the semi-rural Holme Valley and the village boundaries merge into the neighbouring communities of Holmfirth, New Mill and Wooldale.Summary Located in Thongsbridge, on public transport routes and close to the popular village of Holmfirth, is this one bedroom first floor apartment. Being one of only four apartments within the block, each having their own front door, the flat allows a good degree of privacy. The apartment is well presented throughout and has been cleverly designed to maximise space. The apartment has gas central heating and briefly comprises of a lounge/diner, kitchen, double bedroom, an inner lobby, shower room and boarded loft with ladder. Externally there is a low

Ryder & Dutton are delighted to present this recently renovated two double bedroom top floor apartment to the market. Stunning throughout this charming apartment is a must see! Our telephone lines are open from 8AM to 8PM 7 days a week. EPC ESet on the top floor of this impressive Grade II listed former school is this stylish two double bedroom apartment. Recently renovated and offered with NO FORWARD CHAIN, the property combines character, generous living space and a beautiful setting within the sought-after Edgerton conservation area.The apartment comprises an entrance hallway with space for a study area, an open-plan living room and kitchen, two double bedrooms and a contemporary shower room. Outside, there are two allocated parking spaces and stunning communal gardens.The ApartmentA staircase leads up to a spacious hallway, where two Velux windows provide plenty of natural light. With a useful storage cupboard and ample space for a desk, this area would make an ideal home office.Th

Ryder & Dutton are delighted to present this two double bedroom first floor apartment to the market. Offered with NO FORWARD CHAIN this property is a must see! Our telephone lines are open from 8AM to 8PM 7 days a week. EPC DLocated in a popular residential area is this spacious two double bedroom first floor apartment. Offered with NO FORWARD CHAIN and benefiting from a garage and well-kept communal gardens, this property is a must see! The accommodation comprises an entrance hallway, lounge/dining room, kitchen, two double bedrooms, bathroom and separate W/C. Conveniently positioned for local amenities, including shops and road networks.The generous lounge/dining room has a feature fireplace and a large window, allowing plenty of natural light and providing space for both seating and dining furniture. The kitchen has a range of wall and base units, work surfaces, sink and drainer, cooker point and plumbing for a washing machine.Both bedrooms are comfortable doubles, offering flexibil

Bettermove are proud to present this 2 double bedroom flat in Huddersfield.The property benefits from double glazing, and gas central heating throughout, with residents parking available.The council tax band is B. This is a leasehold property with 128 years remaining on the lease.The interior of this beautifully presented property comprises a spacious living/dining room, complete with a Juliette balcony, fitted kitchen, two double bedrooms, and the family bathroom. Located in the popular suburb of Lindley, Huddersfield, the property is close to a range of amenities, including shops, supermarkets, restaurants and pubs. Excellent transport connections can be found from Huddersfield train station, a variety of bus routes and quick access to M62.This exciting opportunity should not be missed. All enquiries can be made through Bettermove.-Reserve It NowSecure your property with a £1,000 exclusivity deposit.It's taken off the market, locked in for you, and returned to you on completion.No ri

Standout Features GREAT INVESTMENT OPPORTUNITY FIRST FLOOR FLAT TOWN CENTRE LOCATION EXCELLENT TRANSPORT LINKS FITTED KITCHEN 3 PIECE BATHROOM SUITE EPC GRADE E COUNCIL TAX BAND A SOLD VIA MODERN METHOD OF AUCTION TERMS APPLY Property DescriptionOffered for sale with no onward chain, this one-bedroom, first-floor flat is ideally situated in the heart of the town centre, providing excellent access to a wide range of local amenities, shops and transport links.The property has an EPC rating of E, with the potential to improve to a C, and benefits from Council Tax Band A.An ideal opportunity for first-time buyers or investors looking for a conveniently located property.This property is for sale by the Modern Method of Auction, meaning the buyer and seller are to Complete within 56 days (the Reservation Period). Interested parties personal data will be shared with the Auctioneer (iamsold).If considering buying with a mortgage, inspect and consider the property carefully with your lender bef

A truly unique and characterful one bedroom residence forming part of this impressive period conversion within the sought after village of Hipperholme. Beautifully presented throughout, the property is rich in original features including arched sash windows, stained glass detailing, decorative panelling and high ceilings, whilst enjoying far reaching views across the surrounding landscape. Offering spacious accommodation with elegant interiors and attractive gardens, this exceptional home combines period charm with stylish modern living in a highly desirable setting. The property is offered with an allocated covered parking space.Perfectly positioned for commuting, the property is conveniently located for local amenities within Hipperholme village, approximately 9 minutes from the M62 motorway network and around 15 minutes from Leeds Railway Station, with the fastest train services from Brighouse to London taking approximately 2 hours 30 minutes.Ground Floor: - Entrance / Utility Area