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0117 946 6690

  • A well-presented 3 bedroom, 2 reception room extended semi-detached family home
  • Rear garden
  • Off street parking
  • Garage

A well-presented 3 bedroom, 2 reception room affectionately extended semi-detached family home which offers bright and practical accommodation, located in a peaceful part of Westbury-on-Trym and further benefiting from an exceptional north west facing rear garden, off street parking and garage.

Located in a peaceful part of Westbury-on-Trym within a level walk of Canford Park and circa 1/2 mile from Westbury Village and fantastic walks through The Dingle and Blaise Castle Estate.

A stylish home, fitted with a range of contemporary fixtures.

Ground Floor: entrance hallway, sitting room, family room, kitchen/dining room, cloakroom/wc.

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

Outside: delightful and mature fully enclosed rear garden, ample driveway parking and a single garage.

A welcoming and comfortable family home in a great location with a superb private rear garden.

GROUND FLOOR


APPROACH:
from the pavement proceed up the block paved driveway and three steps leading to hardwood entrance door with covered porch.

ENTRANCE HALLWAY:
a most welcoming entrance hallway with useful understairs storage cupboard, double glazed window to side elevation, ceiling light point, picture rail, wooden flooring, double radiator, moulded skirting boards, two obscured double glazed windows to side elevation. Staircase ascending to first floor landing. Doors leading to sitting room, family room leading through to kitchen/dining room, and downstairs cloakroom/wc.

CLOAKROOM/WC:
comprising of low level wc, wall mounted wash hand basin with tiled splashback, wall mounted Vaillant combi boiler. To the far end of the cloakroom there is a useful utility area with plumbing for washing machine, utility worktop, space for tumble dryer above, inset ceiling downlighters, wood effect laminate flooring.

SITTING ROOM: 13' 11'' x 13' 6'' (4.24m x 4.11m)
bay fronted sitting room with double glazed windows overlooking front elevation, ceiling light point, picture rail, gas feature fireplace (currently not tested) with stone hearth, double radiator, tv point, tall moulded skirting boards.

FAMILY ROOM: 13' 9'' x 11' 11'' (4.19m x 3.63m)
located off the hallway a useful reception room with large opening leading to kitchen/dining room, chimney breast with feature recess and oak hearth, inset ceiling downlighters, double radiator, tall moulded skirting boards, large opening to:-

KITCHEN/DINING ROOM: 19' 3'' x 15' 8'' (5.86m x 4.77m)
described separately as follows:-

Kitchen:
a modern fitted shaker style kitchen comprising of wall, base and drawer units with granite effect laminate roll edged worktop over, inset electric 4 ring hob, integrated Neff double oven, space for dishwasher, inset stainless steel sink with swan neck mixer tap over, tiled surrounds, vaulted ceiling with inset ceiling downlighters and Velux windows allowing plenty of natural light, double glazed window overlooking rear garden, double glazed French doors leading out onto side patio area, exposed wooden floorboards.

Dining Area:
vaulted ceiling with inset ceiling downlighters, Velux skylight windows, ample space for large dining room table and chairs, wide French doors leading onto rear garden, radiator, wooden floorboards, tall moulded skirting boards.

FIRST FLOOR


LANDING:
ceiling light point, large obscured double glazed window to side elevation, picture rail, doors leading to bedroom 1, bedroom 2, bedroom 3 and shower room/wc.

BEDROOM 1: 15' 4'' x 12' 8'' (4.67m x 3.86m)
a generous bay fronted double bedroom with double glazed windows overlooking front elevation, ceiling light point, picture rail, radiator, tall moulded skirting boards.

BEDROOM 2: 12' 7'' x 11' 8'' (3.83m x 3.55m)
a double bedroom with double glazed window overlooking rear garden, bespoke fitted wardrobes comprising of ample hanging rails and shelving storage, radiator, ceiling light point, picture rail, tall moulded skirting boards.

BEDROOM 3: 10' 0'' x 8' 4'' (3.05m x 2.54m)
currently arranged as a single bedroom but could easily be used as a double with double glazed corner window covering front and side elevations, ceiling light point, picture rail, double radiator, tall moulded skirting boards.

SHOWER ROOM/WC:
comprising of low level wc, pedestal wash hand basin, double shower enclosure with system fed shower over, obscure double glazed window to side and rear elevations, tiled surrounds, inset ceiling downlighters, wood effect laminate flooring, tall moulded skirting boards.

OUTSIDE


PARKING & FRONT GARDEN:
block paved driveway parking leading up to single garage, lawned area with flower borders, enclosed by stone wall, wooden fencing and hedge boundary.

SINGLE GARAGE: 16' 1'' x 8' 6'' (4.90m x 2.59m)
located at the side of the property with up and over door, pitched roof, power and electrics.

REAR GARDEN:
a delightful and mature private rear garden mainly laid to lawn with decked seating area, stone patio leading up to garden shed. To the side of the property there is a generous patio area and gate leading to the front of the property. The garden is fully enclosed by wood fence panelling and has beautiful established borders with mature trees, hedges, shrubs and flowers.

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 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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