GROUND FLOOR

APPROACH:
from the pavement a dwarf stone wall with high hedged border and wrought iron pedestrian gate opening onto a pathway leading to the front entrance. Solid wood panelled front door with stained glass fanlight and wall mounted external light, opening to:-

ENTRANCE VESTIBULE:
tessellated tiled flooring, part stained glass window to the side elevation with secondary glazing, double opening base level cupboard with gas meter, simple moulded cornicing, coat hooks. Part multi-paned double wooden doors with overlight, opening to:-

RECEPTION HALL:
a most welcoming introduction, having an elegant and wide staircase ascending to the first floor with handrail and ornately carved spindles, part stained glass sash window to the front elevation with secondary glazing, solid oak wooden flooring, tall moulded skirtings, vertical style column radiator, simple moulded cornicing, inset downlights. Upvc double glazed door opening externally to the rear elevation. Four-panelled doors with moulded architraves opening to a downstairs double bedroom/living room and shower room. Four-panelled double doors with moulded architraves, opening to:-

OPEN-PLAN KITCHEN/BREAKFAST/SITTING ROOM: 28' 8'' x 17' 1'' (8.73m x 5.20m)
a dual aspect kitchen/family/entertaining space having bay window to the front elevation and bay window to the side elevation. In total comprising eight part multi-paned wooden double glazed sash windows. Loosely divided as follows:-

Kitchen/Breakfast Area:
comprehensively fitted with an array of base and eye level units combining drawers and cabinets. Roll edged granite worktop surfaces with matching upstands and pelmet lighting, undermount 1 ½ bowl stainless steel sink and extendable mixer tap. Integral Mercury stainless steel range cooker comprising double oven, grill, storage tray, 4 ring gas hob and gas wok hob with stainless steel canopy extractor hood over. Space for dishwasher, space for wine cooler and American style fridge/freezer. Breakfast bar, solid oak wooden flooring, tall moulded skirtings, simple moulded cornicing, inset ceiling downlights, ceiling light point.

Sitting Area:
central chimney breast with inset woodburning stove set upon a slate hearth with recesses to either side of the chimney breast (both with fitted shelving and cupboards), a continuation of the solid oak wooden flooring, tall moulded skirtings, radiator, picture rail, simple moulded cornicing, inset ceiling downlights.

LIVING ROOM/BEDROOM 5: 10' 6'' x 10' 5'' (3.20m x 3.17m)
a pair of part multi-paned sash windows to the front elevation with radiator below, solid oak wooden flooring, tall moulded skirtings, inset ceiling downlights, generous fitted bookshelving. Upvc double glazed double doors opening externally to the garden.

SHOWER ROOM/WC:
wet room style shower cubicle with shower screen, travertine tiled surround, wall mounted shower unit and handheld shower attachment. Low level dual flush wc. Wall mounted wash hand basin with mixer tap and travertine tiled splashback incorporating mirror. Tiled flooring with underfloor heating, heated towel rail/radiator, upvc double glazed window to the side elevation, inset ceiling downlights, extractor fan.

FIRST FLOOR

PART GALLERIED LANDING:
part galleried over the stairwell with handrail and ornately carved spindles, original wooden floorboards, moulded skirtings, radiator, inset ceiling downlights. Staircase continuing to the second floor with handrail and ornately carved spindles. Internal cropped casement door through to the sun porch. Six-panelled doors with moulded architraves, opening to:-

LAUNDRY ROOM: 10' 6'' x 6' 1'' (3.20m x 1.85m)
upvc double glazed window to the side elevation, solid oak wooden flooring, moulded skirtings, radiator, inset ceiling downlights. Six-panelled door with moulded architraves, opening to:-

Family Bath/Shower Room:
freestanding bath with mixer tap and shower attachment. Travertine tiled wash stand with ‘his and hers’ circular wash hand basins and mixer taps. Low level dual flush wc with concealed cistern. Built-in circular wet room style shower with built-in shower unit, handheld shower attachment and an overhead waterfall style shower. Solid oak wooden flooring, majority travertine tiled walls with two shelving recesses, a pair of part multi-paned wooden double glazed sash windows to the front elevation, heated towel rail/radiator, inset ceiling downlights, extractor fan. Concealed Worcester Greenstar gas fired combination boiler.

BEDROOM 1: 17' 0'' x 11' 11'' (5.18m x 3.63m)
virtually full width bay window to the side elevation comprising four part multi-paned wooden double glazed sash windows, solid oak wooden flooring, chimney breast with recesses to either side, moulded skirtings, radiator, built-in triple opening wardrobe, simple moulded cornicing, ceiling light point.

BEDROOM 2: 14' 1'' x 11' 2'' (4.29m x 3.40m)
twin multi-paned double opening casement windows through to the sun porch, original wooden flooring, moulded skirtings, radiator, simple moulded cornicing, ceiling light point.

SUN PORCH: 16' 8'' x 4' 2'' (5.08m x 1.27m)
triple aspect with wall to wall double glazed windows and Perspex roof, engineered oak flooring, wall light point and a pleasant vantage point overlooking this sought after road.

SECOND FLOOR

PART GALLERIED LANDING:
part galleried over the stairwell with handrail and ornately carved spindles, good sized loft storage space, double glazed window to the side elevation, original wooden floorboards, second loft storage cupboard, radiator, wall light point. Four-panelled doors with moulded architraves, opening to:-

BEDROOM 3: 14' 2'' x 12' 0'' (4.31m x 3.65m)
dormer style double glazed window to the side elevation with rooftop views, original wooden floorboards, moulded skirtings, chimney breast with recesses to either side, radiator, ceiling light point.

BEDROOM 4: 14' 1'' x 11' 2'' (4.29m x 3.40m)
dormer style upvc double glazed window to the front elevation, original wooden floorboards, chimney breast with painted ornate cast iron fireplace, moulded skirtings, radiator, ceiling light point.

OUTSIDE

OFF-STREET PARKING:
to one side of the house there is an off-street parking space with wooden pedestrian gate providing access to the garden.

GARDENS:
enjoying a westerly orientation with southerly side aspect and therefore all day into evening sun. Immediately to one side of the 5th bedroom/living room there is a timber deck with ample space for garden furniture, potted plants and barbecuing etc. The majority of the garden is then laid to lawn and level with further seating area to one end. Enclosed on all three sides by a combination of brick walling and timber fencing having deep shrub borders that feature an array of flowering plants, mature shrubs, climbing plants and an eating apple tree. There are further slim sections of gardens to both the front and rear elevations (one with useful garden shed). Outside water tap.

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