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0117 946 6690

  • 3/4 bedrooms
  • 2/3 reception rooms
  • Off street parking
  • South facing rear garden

An extended and surprisingly roomy 3/4 bedroom, 2/3 reception room 1930's semi-detached home located in a superb location for families, just off Stoke Lane and within 500 metres of Elmlea Junior School. Further benefiting from off street parking, a fabulous extended sociable kitchen/dining space with bi-folding doors leading out onto a 75ft x 35ft south facing rear garden.

Extended in 2013, this property offers highly flexible accommodation with an additional ground floor room which can either be used as a double bedroom or further reception room.

Desirable location just off Stoke Lane with its local shops, cafes and Co-op supermarket, also within just 500 metres of the well regarded Elmlea Junior School and 700 metres of the reference point for the intake to The Bristol Free School (secondary). Further amenities of Westbury-on-Trym village are nearby as are bus connections to all central areas. The green open spaces of Durdham Downs, Canford Park and Blaise Castle Estate are also within easy reach.

Ground Floor: covered entrance with front door leading into entrance hallway with doors off to a bay fronted sitting room, reception 2 with wide wall opening connecting through to the kitchen/dining space with bi-folding doors providing a seamless access out onto the rear garden. Additional extended ground floor accommodation provides a further double bedroom or reception room with adjoining en suite wet room/utility. Off the entrance hallway there is a ground floor wc and understairs cupboard with hatch and ladder descending into undercroft cellar space housing the gas boiler.

First Floor: landing, bedroom 1 with magnificent elevated views over roof tops towards Blaise Castle Estate, second double bedroom, bedroom 3, family bathroom/wc and access to a loft space with further potential for conversion (subject to any necessary consents).

A much loved home in a desirable location offering flexible layout, a sunny orientation and much more.

GROUND FLOOR


APPROACH:
via landscaped driveway providing off street parking for at least one car with steps leading up beside to the covered entrance and front door to the property.

ENTRANCE HALLWAY:
spacious entrance hallway with staircase rising to first floor landing and understairs cupboard with hatch with steps leading down to an undercroft cellar space (housing the Worcester wall mounted gas boiler). Double glazed window to side with inset period stained glass, corner low meter cupboards with gas and electrical meters, radiator and part glazed doors leading off to the sitting room, family room/reception 2 and kitchen/dining room, further door accesses understairs cloakroom/wc. Wall mounted thermostat control for the central heating.

SITTING ROOM: (front) 16' 3'' max into bay x 13' 0'' max into chimney recess (4.95m x 3.96m)
a bay fronted sitting room with double glazed windows to front offering partial views over roof tops of surrounding properties towards the Blaise Castle Estate, wood laminated flooring, feature marble fireplace, radiator and part glazed double doors connecting through to the reception 2/family room.

RECEPTION 2/FAMILY ROOM: 13' 8'' x 12' 0'' (4.16m x 3.65m)
a sociable family reception room with picture rail, radiator and wide wall opening connecting through into the kitchen/dining space.

KITCHEN/DINING ROOM: 20' 0'' max length into kitchen area reducing to 10'3" in dining area x 5' 5'' (6.09m x 1.65m)
an extended L shaped kitchen/dining area which also integrates through to the second reception room creating a sociable hub of the house with a modern fitted kitchen comprising base and eye level cupboards and drawers with roll edged laminated worktops and inset stainless steel sink and drainer unit, under cupboard lighting, integrated double oven, 4 ring gas hob with built in chimney hood over and dishwasher, further appliance space for American style fridge/freezer, 3 Velux skylight windows flood the kitchen/dining space with natural light as do the 4 bi-folding doors to the rear providing a seamless access out onto the rear garden, inset spotlights, high level wall mounted fuse box for electrics, radiator and door through to reception 3/bedroom 4.

CLOAKROOM/WC:
low level wc, wall mounted wash basin with tiled splashbacks, obscure glazed window to side and tiled floor.

RECEPTION 3/BEDROOM 4: 13' 4'' x 9' 9'' (4.06m x 2.97m)
extended in 2013 this valuable additional room is used by the current owners for visiting family, but equally would work well for a playroom or work space from home. Double glazed window to rear overlooking the rear garden, radiator, wood laminated flooring, further double glazed window to side with part double glazed door beside accessing the decked area of the rear garden and door leading off to an en suite wet room/wc.

En Suite Wet Room/wc: 10' 6'' x 5' 9'' (3.20m x 1.75m)
fabulous over sized walk in wet room enclosure with wall mounted shower, low level wc, pedestal wash basin, tiled floor and walls, inset spotlights, extractor fan and plumbing and appliance space for a washing machine.

FIRST FLOOR


LANDING:
a spacious landing with plenty of natural light provided by the feature stained glass window to side, loft hatch accessing a generous loft storage space with potential for conversion into a double bedroom with en suite (subject to any necessary consents). Doors lead off the landing to all three bedrooms and family bathroom/wc.

BEDROOM 1: (rear) 14' 0'' x 12' 0'' (4.26m x 3.65m)
a double bedroom with double glazed windows to rear offering a leafy outlook over rear and neighbouring gardens, picture rail, tv point and radiator.

BEDROOM 2: (front) 16' 0'' max into bay x 13' 1'' max into chimney recess (4.87m x 3.98m)
double bedroom with wide bay to front comprising double glazed windows offering a terrific elevated outlook over roof tops of the surrounding area towards Blaise Castle Estate, high ceilings with picture rail and radiator.

BEDROOM 3: (rear) 9' 0'' x 8' 2'' (2.74m x 2.49m)
picture rail, radiator and double glazed windows to rear.

FAMILY BATHROOM/WC: 8' 5'' x 7' 0'' (2.56m x 2.13m)
a white suite comprising a shower ended Jacuzzi bath with system fed shower over and curved glass shower screen, low level wc, pedestal wash basin, tiled walls and floor, inset spotlights, double glazed window to front and further feature porthole window to front, chrome effect heated towel rail, inset spotlights and extractor fan.

OUTSIDE


FRONT GARDEN & OFF ROAD PARKING:
landscaped front garden with brick paved driveway beside.

REAR GARDEN: approx 75' 0'' max x 35' 0'' max inclusive of ground floor extension (22.84m x 10.66m)
a generous south facing lawned rear garden with fenced boundaries, raised planters and flower borders, there are several trees offering privacy from neighbouring buildings, a decked seating area closest to the property, outside tap and pathway continuing around to the property where there is a useful space for wheelie bins and gated side access through to the front of the property.

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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