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0117 946 6690

  • An impressive private entrance garden flat
  • 2 double bedrooms
  • Bay fronted sitting room
  • Separate kitchen
  • Utility room
  • Presented to a very high standard
  • High ceilings (2.78m)
  • Private rear garden

An impressive 2 double bedroom private entrance garden flat with private rear garden, large bay fronted sitting room, separate kitchen and separate utility room. Presented to a very high standard with high ceilings and with close links to Chandos Road and Gloucester Road.

Situated within the CN residents parking zone.

Enjoying an open aspect adjacent to Cotham Gardens Park/Lovers' Walk and within easy reach of the amenities on Whiteladies Road and Gloucester Road and within the current AFP for Cotham School and Cotham Gardens Primary School.

2.78 metre high ceilings with full sized windows to front and rear providing excellent light levels.

Accommodation: vestibule, central hallway, kitchen, utility room, sitting room, bedroom 2, inner hall/study, bathroom/wc, bedroom 1.

ACCOMMODATION


APPROACH:
approached over communal front path round to lockable wrought iron entrance gate. Sloping pathway curves down 180 degrees through the rear garden up to rounded arched entrance. Obscure glazed wooden door into:

VESTIBULE:
ornate tiled flooring, cupboard housing Worcester Greenstar 30I condensing combi boiler, coat hanging space, internally glazed windows and door lead into:-

CENTRAL HALLWAY:
central hallway with further hall leading from it, high ceilings which continue throughout the flat, radiator and door into:-

KITCHEN: (14' 2'' x 7' 11'') (4.31m x 2.41m)
twin wood framed sash windows to rear elevation overlooking the garden set into shallow angled bays with splashback metro tiling set above square edged wooden work surfaces with integrated Belfast sink and adjustable swan neck mixer tap, breakfast bar with seating area. Integrated appliances including 4 ring electric hob over with electric double oven below and dishwasher. Space for American style fridge/freezer with further space saving drawer and 2 further pantry cupboards one of which is set above radiator. Alcove with wooden shelving and engineered wooden flooring.

UTILITY ROOM:
accessed from the central hall, square edged wooden work surfaces and eye and floor level cupboards matching the kitchen, space for washing machine, engineered wooden flooring and electric consumer unit.

SITTING ROOM: (22' 0'' x 15' 0'') (6.70m x 4.57m)
triple cluster of 3 wood framed sash windows into wide angled bay to front elevation with twin radiators and tiled sills, fireplace with wooden surround and solid hearth with gas connection and cast iron insert fireplace. Ceiling mouldings.

BEDROOM 2: (12' 8'' x 11' 7'') (3.86m x 3.53m)
wood framed sash window to rear elevation into shallow angled bay window with tiled sill with radiator below and further head height obscured glazed window facing the same elevation.

INNER HALL/STUDY:
providing access to the two remaining rooms and currently used as a work from home study area with work bench with wooden shelving above and wall mounted thermostatic heating controls.

BATHROOM/WC:
recently installed bathroom suite comprising walk in shower with tiled walls and recessed alcoves, thermostatically controlled mixer shower with oversized rain head shower and further shower attachment. Matching suite comprising low level wc with concealed cistern, counter top hand basin with mixer tap and cupboard storage below. Double ended bath with mixer tap and recessed alcove above into half wall height shelving continuing. Tiled flooring, mains fed heated towel rail and ceiling mounted extractor fan.

BEDROOM 1: (17' 10'' x 12' 8'') (5.43m x 3.86m)
twin wood framed sash windows to front elevation with radiator below.

OUTSIDE


REAR GARDEN:
the rear garden is divided into several sections with two distinct and separate seating areas on raised decking connected with patio area and a further raised area to the other corner currently housing a hot tub and outside store. The remaining half of the garden is laid to lawn with a mature bedded border with a mixture of medium sized shrubs and larger trees. The garden is then bordered to three sides by a stone wall of varying heights. There is a further sheltered area without lighting and water supply which leads up to:=

UNDERCROFT: (22' 4'' x 4' 8'' with 4'8/1.42m max head height) (6.80m x 1.42m)
a long barrel vaulted rectangular shaped undercroft with exposed stone walls, floor and brick ceiling runs the entire length of one side of the property and provides a substantial storage area with limited head height.

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 are not included but may be available by separate arrangement.

TENURE:
it is understood that the property is leasehold for the remainder of a 999 year lease which commenced on 1 January 1982. This information should be checked by your legal adviser.

SERVICE CHARGE:
it is understood that at the time of writing these particulars the monthly service charge is £60. This information should be checked by your legal adviser.

PLEASE NOTE:
1. Anti Money Laundering Regulations: when agreeing a sale of a property we are required to see both proof of identification for all buyers and confirmation of funding arrangements. 2. Energy Performance Certificate: It is unlawful to rent out 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 3. The photographs may have been taken using a wide angle lens. 4. 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. 5. 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. 6. 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. 7. 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. 8. 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. 9. 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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