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0117 946 6690

  • An intriguing 2-storey period family residence
  • 5/6 bedrooms, 3/4 reception rooms
  • An abundance of original character and features
  • Cellar providing useful storage rooms
  • Large level lawned garden with sunny orientation
  • A beautiful and very special character home in a fabulous location

GUIDE PRICE RANGE: £1,250,000 - £1,400,000.
A once in a generation opportunity to acquire one of Kingsdown's hidden Georgian gems.


An intriguing 5/6 bedroom, 3/4 reception room, 2-storey period family residence discreetly situated in the historic district of Kingsdown. This magnificent house enjoys a beautiful and large level lawned garden with sunny orientation.

Originally dating back to the 1740's with later Georgian additions, this landmark Bristol home enjoys an abundance of original character and features.

This hidden gem enjoys a convenient position on the doorstep of so much and yet tucked away as if on a separate plain to the rest of the life around it. The house is close to Bristol University, BRI/main hospital complex, BBC and the local shopping facilities on High Kingsdown, Cotham Hill, Gloucester Road and Whiteladies Road. Cotham Secondary, St Michael's on the Mount C of E Primary School and St Peter & Paul R C Primary School are close by with the independent Bristol Grammar School only a little further afield. Kingsdown Sports Centre is just a short stroll away - as well as a Michelin starred restaurant.

Ground Floor: reception hall, kitchen/dining room, study, separate wc, drawing room, two inter-connecting bedrooms, shower room, cloakroom, laundry room.

First Floor: part galleried landing, master bedroom with en-suite bathroom, sitting room, 3 further bedrooms (5/6 in total), second kitchen, bathroom, separate wc.

Cellar: a vast space offering several useful storage rooms and scope for conversion, subject to first obtaining the necessary consents.

Outside: level section of shaped lawn, sitting out area, well-stocked borders, gardener's store.

A beautiful and very special character home in a fabulous location.

VENDOR COMMENTS:
We have lived in Portway House since the summer of 1999. We raised our three children here. We originally bought the house so that our parents could live in the upstairs wing. This meant they could be independent but could watch their grandchildren growing up at first hand. Following their deaths, our teenage sons lived there and, after they left home, it has been used by lodgers from the touring companies playing at the Hippodrome.

Given its proximity to central Bristol,
the house and garden are amazingly quiet. The L shaped design means sitting or eating on the terrace has the feel of a courtyard. The house has an elegance which survives even the clutter of a family of five. The main downstairs rooms flow from one to the other across the well-lit hall. The way this circulation works is great for parties. The house has an amazing ability to absorb people. We have managed to accommodate up to fourteen people overnight (all in beds) without undue disturbance.

The City Centre
is a ten-minute walk away and the whole family was able to walk to both school and work. The community of Kingsdown is very active and supportive if you wish to participate. We have marvellous immediate neighbours. The community extends throughout the Kingsdown Conversation Area. There are some very local shops and the Kingsdown Sports Centre is within a two-minute walk.

The Bristol map of 1740 shows a small building on this site.
We assume this is the original structure. It was probably what was then called a 'garden house'. These were small cottages built on plots around Kingsdown to enable families, particularly mothers and small children, to escape the diseases and pollution of central Bristol in the summer months. Over the rest of the century, the house was extended many times and its full footprint is shown on the map of 1830 with the buildings in the west wing extending as far as Kingsdown Parade.

At that time,
the front door would have been on the garden side of the house with a path extending down to Kingsdown Parade. You can still see this arrangement on many of the houses on the North Side of the Parade today. At some point in the nineteenth century, the part of the garden with a frontage on Kingsdown Parade was sold off and then built on. What had been the backdoor now became the front door on St Matthews Road.

The house is older than many in Kingsdown,
which is itself one of the first Georgian suburbs in the country. By being built over a number of decades it has a completely different character from the more orthodox Georgian houses on Kingsdown Parade. Unusually it has two instead of the usual four or sometimes five storeys. Portway House is unique. It is a well-known house in the district and it manages to retain Georgian elegance while at the same time having many idiosyncratic features.

There are many stories told about the house.
Here are a few. There is a persistent myth that a secret underground passage extends from the cellar down to the docks. If true, this passage must descend quite sharply down the hill underneath many more recently built house. The passage was supposed to be used to bring goods up to the cellars directly from the portside and, by doing so, evade excise duties. During the construction, a few years ago, of an extension to St Michael's Hospital (a couple of hundred yards to the west) several underground passages of this kind were indeed discovered.

The house played its role in both world wars.
The large room in the upstairs flat was used to house troops during the First World War. During the bombing in the Second World War, the large portion of the cellar (underneath the kitchen) was used as an air-raid shelter for the residents of the house and neighbours. The corrugated iron ceiling, still very visible, was installed to give greater protection.

The large room in the flat has served many purposes.
Public dances took place there in the Twenties.

GROUND FLOOR


APPROACH:
from the pavement, solid six panelled front door with brass door furniture, opening to:-

RECEPTION HALL:
inlaid entrance mat and slate flagged flooring, elegant turning staircase ascending to the first floor with sweeping handrail and ornately carved spindles, decorative arched recess, tall moulded skirtings, simple moulded cornicing, Victorian style radiator. Panelled door with steps descending to the basement. Part multi-paned door with stained glass oval shaped fanlight opening externally to the rear garden. Six panelled doors with moulded architraves, opening to:-

KITCHEN/DINING ROOM: (20' 6'' x 13' 5'') (6.24m x 4.09m)
chimney breast with inset gas fired aga, base level cabinets and drawers, roll edged wooden worktop surface, fitted shelving, stone sink with hot and cold water taps, exposed wooden floorboards, ornate moulded cornicing, Victorian style radiator. Multi-paned double doors with matching side panels and overlights plus working shutters, overlooking and opening externally to the rear garden. Door to:-

UTILITY CUPBOARD:
space for dishwasher, space for tall fridge/freezer, shelving, wall light point.

BEDROOM: (23' 0'' x 13' 5'') (7.01m x 4.09m)
part opaque glazed sash windows to the front elevation, fitted book shelving, period fireplace, radiator. Part multi-paned wooden door opening to the cloakroom.

SEPARATE WC:
low level flush wc, wall mounted wash hand basin, tiled flooring, part stained glass internal window to side.

DRAWING ROOM: (19' 0'' x 18' 11'') (5.79m x 5.76m)
a gracious principal reception room with full height multi-paned bay window overlooking the rear garden and with working shutters. Central period fireplace with wood burning stove set upon a marble hearth. Exposed wooden floorboards, ornate moulded cornicing, decorative pillars, tall moulded skirtings, fitted book shelving with cabinets below, two radiators. Four panelled door with moulded architraves, opening to:-

BEDROOM (15' 4'' x 12' 0'' max measurements) (4.67m x 3.65m)
multi-paned double doors with overlights opening externally to the rear garden, period fireplace, moulded skirtings, recessed cupboards, radiator. Open walkway to:-

INNER HALL:
moulded skirtings. Four panelled doors opening to:-

SHOWER ROOM:
shower cubicle with folding glass door, fully tiled surround, wall mounted shower unit and hand held shower attachment. Low level dual flush wc with concealed cistern. Corner wash hand basin with hot and cold water taps. Tiled flooring, heated towel rail/radiator, complementary shelf, extractor fan.

BEDROOM: (16' 3'' x 10' 0'') (4.95m x 3.05m)
multi-paned arched sash window to the side elevation overlooking the rear garden, additional obscure glazed arched window to the rear elevation, chimney breast with recesses to either side, raised height cupboard, two radiators.

CLOAKROOM:
exposed wooden floorboards, coat hooks and shelving. Door opening to the drawing room. Door to:-

LAUNDRY ROOM: (9' 10'' x 5' 7'') (2.99m x 1.70m)
tiled flooring, slatted shelving, space and plumbing for washing machine and tumble dryer, floor mounted wash hand basin, hot water cylinder with pressurised tank, radiator.

FIRST FLOOR


PART GALLERIED LANDING:
part galleried over the stairwell with handrail and ornately carved spindles, sash window to the front elevation, dado rail, moulded skirtings. Panelled doors with moulded architraves, opening to:-

BEDROOM: (19' 9'' x 15' 3'' max measurements) (6.02m x 4.64m)
sash windows to the front elevation, period fireplace with cast iron basket, moulded skirtings, recessed cupboards, radiator.

SEPARATE WC:
low level flush wc, corner wash hand basin with hot and cold water taps, moulded skirtings, extractor fan.

BEDROOM: (16' 7'' x 13' 3'') (5.05m x 4.04m)
a pair of arched multi-paned sash windows overlooking the rear garden with working shutters and window seats that also provide storage. Exposed wooden floorboards, moulded skirtings, two built in wardrobes, Victorian style radiator. Stairs give access to the roof via a part glazed wooden door. Six panelled door opening to:-

En-Suite Bathroom/WC: (6' 8'' x 6' 3'') (2.03m x 1.90m)
panelled bath with mixer tap and telephone style shower attachment, low level flush wc, wash stand with mixer tap, multi-paned arched sash window to the rear elevation, window seat, moulded skirtings.

SITTING ROOM: (19' 6'' x 19' 5'') (5.94m x 5.91m)
a dual aspect reception room, having bay window and Juliette balcony overlooking the rear garden plus further sash window to the side elevation, internal multi-paned sash window, exposed wooden floorboards, part sloping ceiling, three radiators. Doors to:-

BEDROOM: (13' 5'' x 9' 0'') (4.09m x 2.74m)
two sash windows to the side elevation, exposed wooden floorboards, dado rail, radiator. Door to 'Jack and Jill' en-suite shower room.

BEDROOM: (13' 4'' x 7' 9'') (4.06m x 2.36m)
sash window to the side elevation, exposed wooden floorboards, moulded skirtings, radiator, loft access.

SECOND KITCHEN: (14' 2'' x 7' 6'') (4.31m x 2.28m)
base and eye level cabinets and drawers, roll edged worktop surfaces, stainless steel sink with draining board to side and mixer tap over, integral electric oven with 4 ring gas hob and pull out extractor hood, space for tall fridge/freezer, space for dishwasher, radiator, canopied ceiling with exposed beams and two Velux windows. Open archway through to:-

ANTE-CHAMBER: (7' 4'' x 5' 3'') (2.23m x 1.60m)
aforementioned internal window, coat hooks, Airing Cupboard with space and plumbing for washing machine, slatted shelving and wall mounted Vaillant gas fired boiler. Door to:-

BATHROOM: (8' 6'' x 4' 11'') (2.59m x 1.50m)
panelled bath with hot and cold water taps, low level flush wc, pedestal wash hand basin, useful storage cupboards, radiator, high sloping ceiling with Velux window.

CELLAR:
the house has an abundance of cellar rooms with slate flagged flooring and some with barrelled ceilings.

OUTSIDE


REAR GARDEN: (54' 0'' x 30' 0'') (16.45m x 9.14m)
enjoying a sunny south-easterly aspect, level and with a good amount of privacy. There is a shaped section of lawn with gravelled perimeter and well stocked borders featuring an array of flowering plants and mature shrubs including hydrangeas, apple tree, japonica, wisteria, clematis and climbing rose. Garden store, paved patio with ample space for garden furniture, outside water tap and outside light.

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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