GROUND FLOOR

APPROACH:
from the pavement of Ambra Vale proceed through the wooden gate across the front courtyard where the front entrance door to the property can be found immediately in front of you.

ENTRANCE HALLWAY:
via hardwood front door with fanlight above, stairs ascend to the first floor landing, understairs storage cupboard, radiator and wood effect flooring. Doors radiate to reception 2/bedroom 4, sitting room and shower room/wc.

SHOWER ROOM/WC:
a modern white suite comprising of low level wc, wash hand basin set on vanity unit, shower enclosure with system fed shower plus detachable hand shower over, fully tiled walls, wall mounted chrome towel radiator, ceiling light point, extractor fan, tiled flooring.

SITTING ROOM:  15' 1'' x 10' 8'' (4.59m x 3.25m)
sash window overlooking the private front courtyard, ceiling light point, log burning stove, inset ceiling downlighters, radiator, moulded skirting boards, doors leading to kitchen/dining room.

KITCHEN/DINING ROOM:  19' 2'' x 16' 0'' (5.84m x 4.87m)
a modern shaker style kitchen comprising of wall, base and drawer units with quartz worktop over, tiled surrounds, inset 1½ bowl sink with drainer unit and mixer tap over. Integrated appliances include double waist height oven, induction hob with extractor fan over, and a dishwasher. Space for upright fridge/freezer, inset ceiling downlighters, large square opening leading to dining area. A light filled room with two large Velux ceiling skylights, ample space for dining room furniture, double glazed window to the side elevation, double glazed French doors leading out onto private courtyard, radiator, ceiling light point, door leading to:

UTILITY ROOM:  6' 4'' x 5' 8'' (1.93m x 1.73m)
vaulted ceiling with two Velux ceiling skylights, fitted with a matching range of wall and drawer units, useful worktop over, space for washing machine and tumble dryer, wall mounted chrome towel radiator, wall light point.

RECEPTION ROOM 2/BEDROOM 4:  18' 10'' x 15' 3'' (5.74m x 4.64m)
two ceiling light points, double glazed sash window to the side elevation, side window to the front elevation, radiator, moulded skirting boards.

FIRST FLOOR

LANDING:
a split-level landing with two loft access hatches, inset ceiling downlighters, ceiling light point, large double glazed sash window overlooking the front elevation, space for office desk with internet point. Doors leading to bedroom 1, bedroom 2 (currently arranged as a living room), bedroom 3 and family bathroom/wc.

BEDROOM 1:  11' 10'' x 10' 9'' (3.60m x 3.27m)
a double bedroom with double glazed window to the front elevation, an array of built in mirrored wardrobes with a variety of hanging rails and storage shelving, ceiling light point, loft access hatch, shelving to recess, radiator, moulded skirting boards.

BEDROOM 2:  18' 7'' x 15' 3'' (5.66m x 4.64m)
(currently arranged as a living room) ceiling light point, double glazed sash windows to the front and side elevations, feature fireplace, two cast iron style radiators, wooden flooring, moulded skirting boards.

BEDROOM 3:  11' 4'' x 8' 6'' (3.45m x 2.59m)
a double bedroom with double glazed sash window overlooking the front elevation, ceiling light point, built in cupboard housing Vaillant combi boiler, radiator, moulded skirting boards.

FAMILY BATHROOM/WC:
a modern suite comprising of low level wc, pedestal wash hand basin, claw bath with waterfall shower plus detachable hand shower over, vaulted ceiling comprising three Velux ceiling skylights allowing plenty of natural light, an array of wall light points, extractor fan, tiled surrounds, wall mounted towel radiator, tiled flooring.

OUTSIDE

PRIVATE FRONT COURTYARD:
a low maintenance outside space laid to a combination of composite decking and paving, raised flower beds housing a variety of shrubs and plants, outside light and water tap, water butt, fully enclosed by rendered walls and horizontal wooden fencing.a low maintenance outside space laid to a combination of composite decking and paving, raised flower beds housing a variety of shrubs and plants, outside light and water tap, water butt, fully enclosed by rendered walls and horizontal wooden fencing.

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