GROUND FLOOR

APPROACH:
the property is accessed from pavement via a pathway leading beside the compact front garden to a multi-panelled wooden door with fanlight over which opens into:-

ENTRANCE VESTIBULE:
inset doormat, light point, moulded skirting boards, wall mounted coat hooks, wooden door with stained glass inserts which opens to:-

ENTRANCE HALLWAY:
wood flooring and provides access off to the sitting room, dining room which leads through to the kitchen out to the garden. Ground floor wc, carpeted staircase with wooden balustrade ascends to the upper levels of this house. Moulded skirting boards, radiator, dado rail, multiple light points.

SITTING ROOM: 16' 5'' x 11' 11'' (5.00m x 3.63m)
light coming in via four sash windows to the front elevation with leafy outlook across towards the street scene with curtain rail over, cast iron fireplace, wooden flooring, picture rail, ceiling cornicing, light point, moulded skirting boards, gas column radiator.

DINING ROOM: (accessed off the hallway) 12' 5'' x 10' 9'' (3.78m x 3.27m)
leads through to the kitchen. Laid to wooden flooring with moulded skirting boards, gas radiator, picture rail, ceiling cornicing, light point, light coming in via the rear elevation via floor to ceiling double glazed window overlooking the garden. A versatile space currently utilised as a dining room and seamlessly connects through to:-

KITCHEN: 24' 0'' x 11' 3'' (7.31m x 3.43m)
beautifully refurbished by the current owners to a high standard throughout and comprises of a variety of wall, base and drawer units with square edged quartz worktops, 1½ bowl sink with tap over, integrated dishwasher, fridge/freezer, large kitchen island which doubles up as a breakfast bar with a variety of cabinet drawers below and square edged quartz worktop, 4 ring hob over with gas oven, inset ceiling downlights, wooded flooring, moulded skirting boards. French doors lead to the rear garden, light coming in via the side elevation via a sash window overlooking the side return space.

WC:
low level wc, floor standing wash hand basin with tap, extractor fan, light point, tiled flooring.

FIRST FLOOR

SPLIT LEVEL LANDING:
provides access off to bedroom 1, bedroom 2, bedroom 3, family bathroom/wc and shower room/wc, carpeted staircase with wooden balustrade ascends to the top floor.

BEDROOM 1: 16' 9'' x 16' 5'' (5.10m x 5.00m)
wooden flooring, light coming in via five sash windows set into the bay to the front elevation with leafy outlook across towards the street scene, light point, recently installed integrated wardrobe space, cast iron fireplace, gas radiator, moulded skirting boards.

BEDROOM 2: 12' 6'' x 10' 9'' (3.81m x 3.27m)
light coming in via the rear elevation via sash window overlooking the rear garden, fitted carpet, moulded skirting boards, light point, integrated wardrobe space, light point, gas radiator.

BEDROOM 3: 11' 9'' x 11' 6'' (3.58m x 3.50m)
wooden flooring, light coming in via the rear elevation via sash window overlooking the rear garden, moulded skirting boards, light point, gas radiator.

FAMILY BATHROOM/WC:
comprises of a low level wc, wall standing wash hand basin with bowl sink and tap over, bath cubicle with wall mounted shower head and controls, extractor fan, light point, light coming in partially via the side elevation via upvc frosted double glazed window, tiled wood effect floor.

SHOWER ROOM/WC:
accessed to the side of the family bathroom. Comprises of tiled flooring, shower cubicle with glass insert and wall mounted stainless steel shower head and controls, wall standing wash hand basin with chrome tap, low level wc, inset ceiling downlights, extractor fan, light coming in via the side elevation via upvc double glazed window.

SECOND FLOOR
Carpeted staircase with wooden balustrade ascends to the second floor which provides direct access into:

BEDROOM 4: 15' 7'' x 14' 7'' (4.75m x 4.44m)
a well-proportioned loft conversion, stripped wooden flooring, light coming in via 5 Velux skylights, access into additional eaves space. Moulded skirting boards, light point, gas radiator.

OUTSIDE

FRONT GARDEN:
a compact space with a selection of plants and shrubs which leads beside pavement from the street to the front door of the house. Dwarf boundary brick wall to the front and side elevations.

REAR GARDEN: 50' 0'' x 20' 0'' (15.23m x 6.09m)
a large, for the area, rear garden accessed via the kitchen, predominantly laid to patio tiles with brick boundary borders and a selection of mature shrubs and plants to its borders providing a degree of privacy. There is a large wooden decked area to the rear with space for table and chairs which in turn is the perfect al fresco dining space.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents Limited, 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 freehold. This information should be checked with your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: E