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0117 946 6690

  • 3 bedrooms
  • 2 reception rooms
  • Off street parking and integral garage
  • South facing rear garden with open outlook over playing fields

Nestled in at the very top of a quiet cul-de-sac and with a south facing garden overlooking playing fields is this very well-presented 3 bedroom, 2 reception semi-detached house with integral garage.

Such a wonderful location and setting away from traffic and with a lovely open outlook yet close to Henleaze Road shops and within 450 metres of Henleaze Primary School.

Ground Floor: entrance hallway, sitting room, dining room and kitchen.

First Floor: landing, bedroom 1, bedroom 2, bedroom 3, bathroom/shower room and separate wc.

Outside: front garden, rear garden, off street parking and integral garage.

A practical and easy to run modern house with sunny and very pleasant setting.

GROUND FLOOR


APPROACH:
pathway leads to the left hand side of the building.

ENTRANCE HALLWAY:
doors lead off to all rooms, stairs rise to the first floor, radiator with ornamental radiator cover, high level box housing the fuse box, useful cloaks cupboard, understairs storage.

SITTING ROOM: 15' 5'' x 11' 0'' (4.70m x 3.35m)
a very cosy sitting room with large bay window to the front elevation comprising 5 double glazed windows, coal effect gas fire with surround, mantle and hearth, radiator.

DINING ROOM: 9' 5'' x 8' 4'' (2.87m x 2.54m)
large double glazed window to the rear elevation with a lovely view over the rear garden, radiator.

KITCHEN: 9' 10'' x 8' 4'' (2.99m x 2.54m)
fitted with a range of wall and base units incorporating working surfaces, stainless steel sink unit and draining board and mixer tap, 4 ring John Lewis gas hob and electric oven, space and plumbing for washing machine, space for low fridge/freezer and slimline dishwasher, partially tiled walls, tiled floor, heating controls and double glazed window and double glazed door opening out onto the rear garden.

FIRST FLOOR


LANDING:
doors leading off to all three bedrooms, bathroom and separate wc.

BEDROOM 1: (front) 14' 9'' x 11' 0''max to back of wardrobe (4.49m x 3.35m)
double glazed window to the front elevation, fitted mirrored wardrobes with hanging space and shelving, radiator.

BEDROOM 2: (front) 13' 6'' x 8' 3'' (4.11m x 2.51m)
double glazed window to the front elevation and radiator.

BEDROOM 3: (rear) 13' 5'' x 8' 6'' (4.09m x 2.59m)
double glazed window to the rear elevation overlooking the rear garden and also lovely views across playing fields and radiator.

BATHROOM/SHOWER:
large vanity unit with mixer tap, wash hand basin with mixer tap, panelled bath and large separate shower cubicle, tiled floor, partially tiled walls, radiator, opaque double glazed window to the rear elevation.

SEPARATE WC:
low level wc, radiator, tiled floor, partially tiled walls and opaque double glazed window to the rear elevation.

OUTSIDE


FRONT GARDEN:
paved with flower borders.

REAR GARDEN:
south facing lawned rear garden with the most lovely green and open outlook over playing fields.

OFF STREET PARKING:
driveway parking for one car.

INTEGRAL GARAGE: 16' 10'' x 8' 4'' (5.13m x 2.54m)
up and over door.

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 is 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 came into force for new lets and renewals of tenancies with effect from 1st April 2018 and will come into force 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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