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0117 946 6690

  • A most attractive 4 bedroom (1 with en-suite), 3 reception room 1920's family home
  • Off street parking
  • 60ft x 49ft level rear garden
  • A lovely 1920's family home in a enviable and convenient location

A most attractive 4 bedroom (1 with en-suite), 3 reception room 1920's family home situated conveniently within 100 metres of the shops and amenities of Henleaze Road and offering balanced, well-arranged lateral accommodation arranged over two floors including a recently extended (2016) kitchen/breakfast room. Further benefiting from ample off street parking and a 60ft x 49ft wide level rear garden.

Fabulous location within a short level stroll of the shops, cafes and bus connections of Henleaze Road. Also nearby the Orpheus Cinema, Waitrose supermarket and the green open spaces of Durdham Downs. The local St Ursula's Primary School is within 200 metres and Henleaze Infant School within 550 metres. Independent girls schools of Red Maids and Badminton are also nearby.

Ground Floor: welcoming central reception hallway, sitting room with period fireplace and windows on 3 sides, bay fronted second reception room, dining room/reception 3 flows through into a recently extended (2016) and tastefully appointed kitchen/breakfast room (both dining room and kitchen/breakfast room have the benefit of underfloor heating) with adjoining utility room and cloakroom/wc.

First Floor: light filled landing and stairwell, bedroom 1 with integral en-suite shower room/wc, 2 further double bedrooms, bedroom 4 and family bathroom/wc.

Outside: the property enjoys a leafy setting and is set back from the road with a pretty lawned front garden with driveway beside, gated access through to a fabulous level 60ft x 49ft rear garden.

A lovely 1920's family home in a enviable and convenient location.

GROUND FLOOR


APPROACH:
via tarmac driveway providing garden off street parking which leads up beside the level lawned garden. A pathway leads off the driveway to the main front door to the property.

RECEPTION HALLWAY: 13' 10'' x 8' 3'' max inclusive of staircase (4.21m x 2.51m)
a generous welcoming central reception hallway with original staircase rising to first floor landing and useful understairs store cupboard. Parquet wood flooring, radiator and plenty of natural light provided by the double glazed windows to the front and side. Doors lead off the hallway into the sitting room, reception 2/family room and dining room/reception 3, which in turns leads through to the kitchen/breakfast room.

SITTING ROOM: 16' 0'' x 11' 0'' max into chimney recess (4.87m x 3.35m)
high ceilings with picture rail, an attractive period style cast iron fireplace with inset tiles, gas coal effect fire, timber surround and mantle and slate hearth, dual aspect double glazed windows to front and side and a double glazed door to rear flood the sitting room with natural light, with the door to rear providing seamless access onto the rear garden. Wood flooring, radiator and tv point.

RECEPTION 2/FAMILY ROOM: 16' 6'' max into bay x 10' 10'' max (5.03m x 3.30m)
a pretty bay fronted room with sash windows overlooking the lawned front garden. High ceilings, period style tiled fireplace with high level surround and mantle and gas coal effect fire, picture rail, wood flooring, radiators and built in book shelving and storage cupboards.

DINING ROOM/RECEPTION 3: 14' 6'' max x 11' 11'' (4.42m x 3.63m)
a good sized dining room with high ceilings and inset spotlights, chimney recess with built in shelving and storage cupboard, engineered oak flooring with mains fed underfloor heating, double glazed double doors provide seamless access out onto the paved seating area of the rear garden, wall opening creates a sociable connection through from the dining room to the kitchen/breakfast room.

KITCHEN/BREAKFAST ROOM: 13' 2'' max x 12' 2'' (4.01m x 3.71m)
extended in 2016, this fabulous kitchen/breakfast room comprises of a range of base and eye level gloss grey kitchen units with quartz worktop over and tiled splashbacks, inset 11/2 bowl sink and drainer, over hanging breakfast bar area, integrated dishwasher and fridge/freezer, appliance space for large range style cooker with built in chimney hood over, dual aspect windows to rear and side overlook the rear garden and seating area, two further Velux skylight windows in the vaulted high ceilings provide further natural light. Inset spotlights, tiled flooring with mains fed underfloor heating and a door accessing the utility room.

UTILITY ROOM: 6' 1'' x 5' 11'' (1.85m x 1.80m)
built in units of the same style as the kitchen with worktop over and tiled splashbacks. Integrated washing machine, appliance space for dryer, radiator, inset spotlights, tiled flooring and wall opening through to ground floor cloakroom/wc.

CLOAKROOM/WC: 5' 4'' x 3' 5'' (1.62m x 1.04m)
white suite comprising low level wc with concealed cistern and push button flush, pedestal wash basin, chrome effect heated towel rail, tiled floor, part tiled walls and inset spotlights.

FIRST FLOOR


LANDING:
spacious landing with window to side providing natural light and spacious built in Airing Cupboard with built in slatted shelving and wall mounted Ideal gas boiler with double glazed window to front. Doors lead off the landing to all 4 bedrooms and family bathroom/wc.

BEDROOM 1: 15' 10'' max inclusive of en suite shower room/wc x 10' 11'' (4.82m x 3.32m)
a double bedroom with double glazed windows to front, high ceilings with inset spotlights and picture rail, built in wardrobes and a step up into an open en suite area: with corner shower enclosure, bowl style sink and frosted glass door accessing a wc, chrome effect heated towel rail, part tiled walls and floor and a further double glazed window to rear overlooking the rear garden.

BEDROOM 2: (front) 11' 4'' x 11' 1'' to front of recessed wardrobes (3.45m x 3.38m)
double bedroom with large double glazed window to front, built in range of wardrobes and further recessed wardrobes to chimney recess, radiator, high ceilings and picture rail.

BEDROOM 3: (rear) 12' 1'' x 10' 0'' max into recess (3.68m x 3.05m)
double bedroom with high ceilings, picture rail, built in wardrobe, radiator and double glazed windows to rear overlooking the rear and neighbouring gardens.

BEDROOM 4: (rear) 8' 10'' x 7' 5'' max (2.69m x 2.26m)
double glazed window to rear, radiator, built in storage cupboard/wardrobe and desk beside.

FAMILY BATHROOM/WC: 6' 8'' x 5' 8'' (2.03m x 1.73m)
white suite comprising a bath with central mixer taps and shower attachment with folding glass shower screen, low level wc with concealed cistern and push button flush, wall mounted wash basin, part tiled walls, tiled floor with underfloor heating, heated towel rail, inset spotlights, extractor fan and obscured double glazed windows to rear.

OUTSIDE


FRONT GARDEN & DRIVEWAY: 47' 0'' x 34' 0'' max (14.31m x 10.36m)
the property enjoys a generous frontage with a tarmaced driveway to the left hand side providing off street parking for at least 2 cars lengthways with a good sized level lawned section beside, fenced boundaries and hedgerow to front offering privacy. There are double gates to the left hand side of the property at the bottom of the driveway, also providing handy side access through to the rear garden.

REAR GARDEN: approx 60' 0'' depth x 49' 0'' wide (18.27m x 14.92m)
a lovely wide level lawned rear garden with raised patio seating area and inset lighting closest to the kitchen, perfect for barbequing and outdoor entertaining. Flower borders to the rear and one side containing various shrubs, pretty Silver Birch tree within the lawn and further paved seating area at the bottom corner of the garden. The garden wraps around to the side of the property where there is a large garden shed and secure gated side access through to the driveway. Outside tap.

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 with an annual rent charge of £10. This information should be checked by your legal adviser.

PLEASE NOTE:
1. As of the 1st April 2018 there is a general requirement for any properties rented out in the private rented sector to have a minimum energy performance rating of E on an Energy Performance Certificate (EPC). The regulations came into force for new tenancies and renewals of existing tenancies with effect from 1st April 2018 and will also 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. The energy performance rating of a property can be upgraded on completion of certain energy efficiency improvements. Please visit the following website for further details: https://www.gov.uk/government/publications/the-private-rented-property-minimum-standard-landlord-guidance-documents 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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