GROUND FLOOR

APPROACH:
approached via a block-paved driveway flanked by attractive raised borders stocked with a variety of mature shrubs and planting. The property is entered through an attractive central entrance door into:-

ENTRANCE VESTIBULE:
with tiled flooring and part-glazed door leading through to:-

RECEPTION HALLWAY:  17' 1'' x 16' 4'' (5.20m x 4.97m)
a fabulous welcoming central reception hallway with high ceilings, ceiling coving, exposed stripped floorboards, radiator and an elegant period staircase rising to the first floor landing. Useful understairs recess with coat hooks and space for coats and boots. Doors lead off to the sitting room, reception 3/home office and kitchen/breakfast room. Further doors access the staircase descending to the lower ground floor and the ground floor cloakroom/WC.

SITTING ROOM:  (front) 24' 4'' x 15' 6'' (7.41m x 4.72m)
a glorious principal reception room centred around a wide bowed bay window to the front elevation comprising sash windows with built-in sliding wooden shutters. Attractive period-style fireplace, high ceilings with ceiling coving and picture rail, radiators and exposed stripped floorboards. Wide wall opening providing a sociable connection through to:-

DINING ROOM/RECEPTION 2:  17' 8'' x 15' 5'' (5.38m x 4.70m)
a generous second reception room with high ceilings, ceiling coving, exposed floorboards, feature fireplace, radiator and large sash window overlooking the rear garden. Double doors provide a natural connection through to:-

KITCHEN/BREAKFAST ROOM:  15' 7'' x 12' 11'' (4.75m x 3.93m)
a stylish fitted kitchen comprising an extensive range of base and wall mounted cupboards and drawers with granite work surfaces over. Large central island with overhanging breakfast bar creates an excellent entertaining and family space. Features include high ceilings with ceiling coving and inset spotlights, a Lacanche range cooker, Samsung American style fridge/freezer and a gas central heating boiler discreetly concealed within one of the kitchen units. French doors open onto a raised terrace overlooking the rear garden and enjoying magnificent cityscape views across Bristol. Door to large walk-in pantry. Door returning to the reception hallway.

RECEPTION 3/HOME OFFICE:  13' 7'' x 12' 11'' (4.14m x 3.93m)
a versatile third reception room currently utilised as a home office. Two sash windows overlook the front elevation, complemented by contemporary upright radiators, attractive arched chimney recess and high ceilings.

CLOAKROOM/WC:
low level wc with concealed cistern, wall mounted wash hand basin, heated towel rail, inset spotlights and an extractor fan.

LOWER GROUND FLOOR

LANDING:
doors lead to the games room and utility/shower room.

GAMES/HOBBY ROOM/BEDROOM 6:  21' 2'' x 19' 0'' with approx. ceiling height of 6’4/1.93m (6.45m x 5.79m)
a substantial basement room providing excellent additional living space and ideally suited as a games room, hobby room, gym or children's playroom. Doors lead through to further cellar storage areas.

UTILITY/SHOWER ROOM:  11' 5'' x 11' 0'' (3.48m x 3.35m)
fitted with built-in base units incorporating cupboards and drawers with shelving over. Appliance space for washing machine and tumble dryer. Low level wc with concealed cistern, wash hand basin and recessed shower enclosure with system-fed shower. Door to the rear provides access to an undercroft storage area (12'8 x 9'1) (3.85m x 2.77m) which in turn leads out to the rear garden.

FIRST FLOOR

LANDING:
A wonderful central landing flooded with natural light from a glazed ceiling panel and rooflight above. Doors lead off to 5 bedrooms, family bathroom, shower room, recessed storage cupboard and an airing cupboard housing a pressurised hot water cylinder.

BEDROOM 1:  (front) 16' 10'' x 13' 0'' (5.13m x 3.96m)
a spacious double bedroom with high ceilings, ceiling coving, picture rail, sash bay window with working wooden shutters and a radiator.

BEDROOM 2:  (rear) 15' 6'' x 13' 5'' (4.72m x 4.09m)
a generous double bedroom enjoying spectacular far reaching cityscape views across Bristol. Built-in wardrobes. Doorway connecting to the adjoining shower room, enabling use either as a family facility or en-suite.

SHOWER ROOM/WC:
oversized shower enclosure with system fed shower, low-level WC, wall-mounted wash hand basin with built-in mirror over, heated towel rail, storage cupboard, inset spotlights and an extractor fan.

BEDROOM 3:  (front) 16' 6'' x 13' 0'' (5.03m x 3.96m)
a further generous double bedroom with high ceilings, picture rail, sash window with working wooden shutters and a radiator.

BEDROOM 4:  15' 7'' x 10' 8'' (4.75m x 3.25m)
double bedroom with high ceilings, sash window enjoying attractive city views and a radiator.

BEDROOM 5/STUDY:  9' 10'' x 7' 9'' (2.99m x 2.36m)
suitable as a single bedroom, nursery or home office; with high ceilings, sash window to front and a radiator.

FAMILY BATHROOM/WC:  10' 9'' x 10' 2'' (3.27m x 3.10m)
a beautifully appointed family bathroom featuring a central double-ended bath with mixer tap and shower attachment, large walk-in shower enclosure with system fed shower, heated towel rail, wash hand basin set within a marble topped vanity unit and a sash window to the rear enjoying lovely cityscape views.

OUTSIDE

FRONT GARDEN & PARKING:
the property enjoys the rare advantage of off-road parking for at least two vehicles via a block paved driveway. The driveway is framed by attractive stone retaining walls and raised borders containing a variety of mature shrubs and trees.

REAR GARDEN:
a particular feature of the property is the sunny south-easterly facing rear garden. Immediately adjoining the kitchen/breakfast room is a raised terrace (12’8” x 9’1”) (3.85m x 2.77m) enjoying pleasant views over the garden and across Bristol. The garden itself is arranged with lawned sections, well-stocked flower borders, mature shrubs and fruit trees. A pathway leads to a further decked seating terrace positioned to enjoy privacy and attractive open outlooks.

STORAGE GARAGE:  23' 6'' x 9' 2'' (7.16m x 2.79m)
to the rear of the garden there is a useful storage garage, providing valuable additional storage 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: F