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0117 946 6690

  • 4 double bedrooms
  • 2 reception rooms
  • 1698 square foot
  • Off street parking for 2 cars and a garage
  • Usable front, rear and side gardens

A bright, welcoming and surprisingly roomy (1,698 sq.ft.), 4 double bedroom, 2 reception room semi-detached family home occupying a sizeable corner plot in a convenient location between Henleaze Road and Westbury Village. Further benefiting from front, rear and side gardens wrapping around the property as well as off street parking for 2 cars and a garage.

Highly convenient location within a level walk of the independent shops and cafes of Henleaze Road whilst also being close by Westbury-on-Trym village. Excellent schools nearby including Westbury on Trym C of E Academy (Primary), St Ursula's (Primary), Red Maids, Badminton and Bristol Free School catchment, as well as being close to bus connections to central areas of Bristol.

Ground Floor: vestibule leads through into a generous reception hallway with recessed utility cupboard, cloakroom/wc and further storage cupboard, bay front sitting room with double doors leading through to a dining room, which in turn has a wide wall opening into the kitchen, creating a pleasing and sociable layout.

First Floor: landing, 3 good sized double bedrooms and a smart modern family bathroom/shower/wc.

Second Floor: loft converted double bedroom with en suite wc and a Juliette balcony with an open outlook over rear and neighbouring gardens.

A lovely family home of generous proportions in a great location, offering versatile accommodation and outdoor space as well as plenty of parking and storage.

GROUND FLOOR


APPROACH:
via garden gate and pathway leading beside the generous front garden which leads up to the main entrance to the property where there is also a pathway leading round to the side gardens of the property and gated access to the off road parking.

ENTRANCE VESTIBULE:
tiled floor and period front door leading into the reception hallway.

RECEPTION HALLWAY: 12' 0'' x 7' 1'' inclusive of utility cupboard (3.65m x 2.16m)
a welcoming wide reception hallway with a large double glazed window to side, staircase rises to the first floor landing with utility cupboard (with plumbing for washing machine and storage above). Wood flooring, contemporary upright radiator, door accessing further recessed storage cupboard (housing fuse box for electrics and gas meter), wall mounted thermostat control for central heating, alarm control panel and doors leading off to the sitting room, dining room/reception 2 and cloakroom/wc. Telephone socket.

SITTING ROOM: 14' 9'' x 12' 5'' max into chimney recess (4.49m x 3.78m)
a bright bay fronted sitting room with double glazed windows to front offering a lovely outlook over the front garden, high ceilings, wood flooring, contemporary fireplace with inset gas coal effect fire and sliding double doors connecting through to the dining room/reception 2.

DINING ROOM/RECEPTION 2: 12' 9'' x 11' 11'' max into chimney recess (3.88m x 3.63m)
a good sized dining room with wide wall opening creating a sociable connection through to the kitchen, double glazed double doors with windows beside provide plenty of natural light and provides seamless access out onto the raised decked terrace and rear garden, radiator and feature brick chimney recess.

KITCHEN: 12' 6'' x 9' 7'' (3.81m x 2.92m)
connecting through to the dining room and therefore creating a good sized kitchen/dining space, this kitchen comprises a range of base and eye level cupboards and drawers with wood block worktop over and inset Belfast style sink, integrated Neff ovens and heated drawer, further plumbing and appliance space for fridge/freezer and washing machine, dual aspect double glazed windows to rear and side and double glazed door to side accessing the decked side garden, which links round to the rear garden.

CLOAKROOM/WC:
low level wc, wash hand basin with storage cabinet beneath and tiled splashback, chrome effect heated towel rail, inset spotlight and obscure double glazed window to front.

FIRST FLOOR


LANDING:
a staircase continuing up to the second floor and plenty of natural light provided by the large obscure double glazed windows to side flooding light through the landing and stairwell. Doors off to bedroom 1, bedroom 3, bedroom 4 (all doubles) and the family bathroom/shower/wc.

BEDROOM 1: (front) 14' 1'' max into bay x 12' 3'' max into built in wardrobes (4.29m x 3.73m)
double bedroom with wide bay to front, radiator and tasteful built in wardrobes and drawers.

BEDROOM 3: (rear) 13' 0'' x 11' 9'' max into chimney recess (3.96m x 3.58m)
a double bedroom with built in wardrobes and drawers, high ceilings, inset spotlights and double glazed windows to rear overlooking rear and neighbouring gardens.

BEDROOM 4: (rear) 12' 7'' x 9' 8'' (3.83m x 2.94m)
a double bedroom with high ceilings, radiator and double glazed windows to rear offering a similar outlook as bedroom 3.

FAMILY BATHROOM/SHOWER/WC: 12' 0'' max into built in boiler cupboard x 6' 11'' (3.65m x 2.11m)
a stylish modern family bathroom comprising a double ended bath, shower enclosure with system fed shower, low level wc, pedestal wash basin, part tiled walls, dual aspect double glazed windows to front and side, inset spotlights, extractor fan and door accessing built in boiler cupboard (housing Worcester gas boiler).

SECOND FLOOR


LANDING:
a lovely bright landing with double glazed window to side and door accessing bedroom 2.

BEDROOM 2: 16' 6'' max taken below sloped ceilings x 10' 9'' min/15'9" max (5.03m x 3.27m)
a loft converted double bedroom with 2 Velux skylight windows to front and dormer to rear with double glazed double doors and Juliette balcony offering a superb outlook over neighbouring gardens and roof tops. Radiator, low level doors accessing eaves storage space and door accessing:

En Suite wc: 6' 9'' taken below sloped ceilings x 4' 7'' (2.06m x 1.40m)
low level wc, wash hand basin with mosaic tiled splashbacks and built in drawers beneath.

OUTSIDE



The property occupies a corner plot and therefore has the benefit of gardens to the front, side and rear of the property and well as off street parking for two cars and a garage as follows.

FRONT GARDEN: 38' 0'' depth max x approx 25' 0'' width (11.57m x 7.61m)
setting the property back from the road, this level lawn garden attracts much of the afternoon sunshine. A pathway leads off the front garden to the side of the property where there is an area for the recycling and bins, a decked seating area (approx. 16ft x 13ft max) (4.88m x 3.96m) which is south facing and accessed directly from the kitchen and has access out onto the off street parking. Useful recessed garden store and access into:-

REAR GARDEN: approx 30' 0'' max into the bottom corner x approx 25' 0'' max (9.14m x 7.61m)
generous decked seating area closest to the kitchen/dining space, perfect for outdoor dining and barbequing, with three steps leading down onto a level lawned section with flower borders containing various shrubs and trees with fenced boundaries. There is also a side access door into the garage.

OFF STREET PARKING & GARAGE:
there is a driveway to the side of the property (off Priory Avenue) which is laid to stone chippings and provides off street parking for 2 cars and leads up to a detached single garage (16'2" x 8'9") (4.93m x 2.67m) with up and over door and pitched roof.

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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