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0117 946 6690

  • 4 bedrooms
  • 2 reception rooms
  • Spectacular cityscape views over Bristol's harbourside
  • Stunning level south facing garden

A truly exquisite 4 bedroom, 2 reception room period townhouse with spectacular cityscape views over Bristol's harbourside and a stunning level south facing garden.

Enjoyed and renovated by the current owner occupiers to exacting standards over the last few years, this property now enjoys a stylish interior with a high standard of fixtures and fittings throughout.

Located in the heart of Cliftonwood with its friendly local community and excellent access to Clifton Village and Bristol's harbourside. Also within easy reach of the city centre and the green open spaces of Ashton Court, Leigh Woods, Brandon Hill Park and Clifton Observatory. Within 500 metres of Hotwells Primary School and circa 1 mile of Cotham School/ Cathedral Choir School.

Ground Floor: entrance hallway opens through into a dining room with underfloor heating, a beautifully appointed kitchen/breakfast room leading seamlessly out onto a south facing rear garden, downstairs cloakroom/wc and understairs storage. Underfloor heating throughout the ground floor.

First Floor: landing, sitting room with wonderful southerly views, bedroom 2 and utility cupboard.

Second Floor: landing, bedroom 1, luxurious family bathroom/wet room/wc and dressing room. Further shower room/wc.

Third Floor: landing, bedroom 3 with breath-taking views, bedroom 4 and cloakroom/wc.

Hardwood double glazed sash windows to the front of the property.

Outside: level south facing garden with elevated cityscape views enjoying much of the days sunshine into the evening.

Within the CH residents parking permit zone.

A fabulous family home of exceptional quality with extraordinary city views, a sunny garden and much more.

GROUND FLOOR


APPROACH:
via pathway and steps leading up beside pretty courtyard front garden to the main entrance to the property.

ENTRANCE HALLWAY:
high ceilings with inset spotlights, feature period archway, tiled flooring with underfloor heating and wide wall opening connecting through to the dining room. Staircase rises to first floor landing, wall mounted thermostat, door through to cloakroom/wc and the hallway continues through into the kitchen/breakfast room.

DINING ROOM/RECEPTION 2: 12' 6'' x 11' 0'' excluding the entrance hallway but max into chimney recess (3.81m x 3.35m)
double glazed sash window to front with working wooden shutters, feature chimney recess, tiled flooring with underfloor heating and low level hatch accessing understairs storage space. Inset speakers.

KITCHEN/BREAKFAST ROOM: 14' 2'' x 11' 9'' (4.31m x 3.58m)
a beautiful fitting kitchen comprising base and eye level cupboards and drawers with solid oak worktop over and overhanging breakfast bar providing a sociable seating space for the kitchen, inset 11/2 bowl ceramic sink and drainer unit, appliance space for range cooker with extractor fan and inset spotlights over, integrated fridge/freezer and dishwasher, built in bin/recycling cupboard, inset spotlights, tiled flooring with underfloor heating, wall mounted aerial and plug sockets for television screen, sliding double glazed sash style window to rear and double glazed door to rear accessing the rear garden. Inset speakers. Wine cooler.

CLOAKROOM/WC:
a low level wc with concealed cistern and push button flush, wall mounted wash basin with marble stone tiled splashbacks and tiled flooring.

FIRST FLOOR


LANDING:
doors off to the first floor sitting room and bedroom 2, further double doors off lower mezzanine half landing access the utility cupboard (housing the Vaillant high pressure hot water cylinder and further appliance space and plumbing for washing machine and dryer with built in shelving over).

SITTING ROOM: (rear) 14' 8'' x 11' 9'' (4.47m x 3.58m)
fabulous first floor sitting room spanning the width of the property with two large sliding sash style double glazed windows to rear enjoying a spectacular cityscape view, feature chimney recess with timber surround and slate hearth, wood flooring, period style radiator and a tv point.

BEDROOM 2: 14' 11'' x 12' 6'' (4.54m x 3.81m)
a large double bedroom at the front of the property with double glazed sash window to front, wood flooring, feature chimney recess with painted timber surround and mantle and slate hearth, modern period style radiator, tv point.

SECOND FLOOR


LANDING:
staircase continuing up to the third floor landing with inset spotlights and doors off to bedroom 1, walk in dressing room and family bathroom/wc, further door off lower mezzanine landing accesses a separate shower room/wc. Thermostat control for central heating.

BEDROOM 1: (rear) 14' 11'' x 12' 0'' (4.54m x 3.65m)
a large principal double bedroom with 2 sliding sash double glazed windows to rear offering a wonderful south facing view over parts of Bristol's harbourside towards the Dundry Hills and Ashton Court in the distance, wood flooring, attractive cast iron period style fireplace, tv point, modern period style radiator, inset spotlights and wood flooring.

DRESSING ROOM: 9' 8'' x 4' 10'' (2.94m x 1.47m)
walk in dressing room with built in hanging rails and shelving, inset spotlights, wood flooring and modern period style radiator.

FAMILY BATHROOM/WC: 12' 1'' x 9' 5'' (3.68m x 2.87m)
luxury principal family bathroom designed and installed by Yellow Duck Bathrooms and comprising a bath with wall mounted controls and pull out shower attachment, 2 bowl style sinks with recessed alcove shelving and built in mirror over set into a floating timber cabinet with 2 pull out drawers, wide wall opening, opening into a wet room area where there is a wc with concealed cistern and push button flush with alcove shelving over and a walk in shower area with ceiling mounted shower head, wall mounted controls and central draining floor. Ttiled floors with underfloor heating, contemporary chrome effect heated towel rail, double glazed sash window to front, inset spotlights, shaver point and extractor fan. Inset speakers.

SHOWER ROOM/WC:
shower enclosure with system fed shower, wall mounted wash basin, heated towel rail, part tiled walls, tiled floor and inset spotlights.

THIRD FLOOR


LANDING:
wall mounted thermostat for central heating, inset spotlights and large Velux skylight window flooding the landing and stairwell with natural light. Doors lead off to bedroom 3, bedroom 4 and bathroom/wc (off lower mezzanine landing).

BEDROOM 3: (rear) 14' 8'' x 12' 1'' (4.47m x 3.68m)
pitched high level ceilings with inset glazed roof light panels providing natural light and a sliding double glazed sash style window to rear offering spectacular views over Bristol's harbourside towards Dundry Hills and Ashton Court in the distance. Modern period style radiator and tv point.

BEDROOM 4: 15' 2'' x 12' 3'' (4.62m x 3.73m)
pitched high level ceilings with inset glazed roof light panels providing plenty of natural light, further double glazed sash window to front, tv point and a modern period style radiator.

CLOAKROOM/WC;
(off lower mezzanine landing) low level wc, inset spotlights, loft hatch accessing loft storage, wall mounted sink with tiled splashbacks and cabinets concealing the wall mounted Vaillant gas boiler and built in storage beneath.

OUTSIDE


REAR GARDEN:
level landscaped rear garden offering a surprising amount of privacy and a gorgeous south facing aspect bathing the garden in sunshine, artificial lawn leading up to a slightly raised decked seating area enjoying panoramic cityscape views towards Bristol's harbourside and beyond to the Dundry Hill and Ashton Court. Built in garden store and raised flower border.

RESIDENTS PARKING:
the property is located within the CH parking permit zone and permits are available for a modest annual fee via Bristol City Council.

IMPORTANT REMARKS


VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents, tel: 0117 946 6690.

FIXTURES & FITTINGS;
only items mentioned in these particulars are included in the sale. Any other items such as carpets etc. are not included but may be available by separate arrangement.

TENURE:
it is understood that the property is freehold. This information should be checked by your legal adviser.

PLEASE NOTE:
1. As from the 1st April 2018 there will be a requirement for any properties rented out in the private rented sector to normally have a minimum energy performance rating of E on an Energy Performance Certificate (EPC). The regulations will come into force for new lets and renewals of tenancies with effect from 1st April 2018 and for all existing tenancies on 1st April 2020. It will be unlawful to rent a property which breaches the requirement for a minimum E rating, unless there is an applicable exemption [eg the building is Listed]. The energy performance rating of a property can be upgraded on completion of certain energy efficiency improvements. 2. The photographs may have been taken using a wide angle lens. 3. Any services, heating systems, appliances or installations referred to in these particulars have not been tested and no warranty can be given that these are in working order. Whilst we believe these particulars to be correct we would be pleased to check any information of particular importance to you. 4. We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation or give any warranty in relation to the property and we have no authority to do so on behalf of the seller. 5. Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property. 6. Any floor plans provided are not drawn to scale and are produced as an indicative rough guide only to help illustrate and identify the general layout of the property. 7. Any reference to alterations to, or use of, any part of the property is not a statement that any necessary planning, building regulations, listed buildings or other consents have been obtained. These matters must be verified by any intending buyer. 8. Please be aware that firstly, areas of first priority (AFP) for schools do change and, secondly, just because a property is located within an AFP this does not mean schooling is guaranteed for resident children. Please make appropriate enquiries of the local authority to ensure you are fully aware of the exact position prior to exchange of contracts.

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