GROUND FLOOR

APPROACH:
via pathway leading through the private front garden to the attractive covered entrance and main front door to the house.

RECEPTION HALLWAY: 19' 0'' x 11' 1'' max inclusive of stairwell (5.79m x 3.38m)
an impressive large welcoming entrance hallway with high ceilings with decorative ceiling panelling, double glazed windows to front with inset original stained glass panel and further original stained glass window to side. Staircase rising to first floor landing and a radiator. Doors leading off to the sitting room, reception 2/family room and extended kitchen/dining/living area, as well as a ground floor cloakroom/wc.

SITTING ROOM: (front) 14' 1'' x 13' 10'' (4.29m x 4.21m)
a lovely bay fronted sitting room with dual aspect windows to front and side, with a bay to front comprising double glazed windows with inset original stained glass panels and further double glazed windows with stained glass panels to side overlooking the side section of gardens. High ceilings with ceiling coving, and two radiators. Double sliding doors providing a sociable connection through to:-

RECEPTION 2/FAMILY ROOM: 15' 7'' max into bay x 13' 11'' (4.75m x 4.24m)
a good sized second reception room with high ceilings with feature ceiling beams, picture rail, wide bay to side overlooking the side garden section, radiator, chimney recess with central woodburning stove. Wall opening to side connecting through to:-

KITCHEN/DINING ROOM: 24' 2'' x 16' 2'' (7.36m x 4.92m)
a fabulous extended sociable kitchen/dining space with a modern range of fitted kitchen units comprising matt grey cupboards and drawers with birch ply formica worktops over and inset 1 ½ bowl sink and drainer unit, integrated dishwasher and double oven, appliance space for American style fridge/freezer. Central island with inset induction hob and overhanging breakfast bar. Ample space for dining and seating furniture, woodburning stove shared with the second reception room, glazed rooflight window, feature plinth and over cupboard lighting. Further double glazed window to rear, overlooking the rear garden and bi-folding doors to rear providing a seamless connection out to the rear garden. Contemporary upright radiator and second wall radiator.

BAR AREA:
sociable space with modern range of fitted lower kitchen units comprising matt grey cupboards with wall shelves comprising of feature bar area. Door leading off the kitchen/bar space to:-

UTILITY ROOM: 9' 1'' x 4' 10'' (2.77m x 1.47m)
a practical utility space with appliance space for washing machine and dryer, with worktop over and inset sink and drainer unit. Wall mounted Worcester gas central heating boiler and pressurised hot water tank, as well as built-in shelving and a large window to side.

CLOAKROOM/WC:
low level wc, wash hand basin and window to side.

FIRST FLOOR

LANDING:
a central landing with a period stained glass window to side providing natural light through the landing and stairwell, loft hatch accessing a generous loft space for future potential for conversion, subject to necessary consents. Doors off to all four double bedrooms and the family bathroom/wc.

BEDROOM 1: 16' 1'' max into bay x 12' 3'' max into chimney recess (4.90m x 3.73m)
a generous principal bedroom with wide bay to side comprising double glazed windows overlooking the side and rear gardens, further double glazed windows to rear, radiator. Door accessing:-

En-Suite Shower Room/WC:
a smart en-suite with a walk-in shower area, low level wc, pedestal wash basin, part tiled walls, heated towel rail, inset spotlight, extractor fan and a Velux skylight window.

BEDROOM 2: (front) 14' 1'' into bay x 12' 6'' (4.29m x 3.81m)
a double bedroom with wide bay to front comprising double glazed windows with inset original stained glass panels, and a radiator.

BEDROOM 3: (rear) 11' 5'' x 10' 9'' (3.48m x 3.27m)
a double bedroom with ceiling beams and impressive vaulted ceiling with two Velux skylight windows, plus double glazed windows to rear offering a lovely open outlook out over the rear garden and garden studio, and a radiator.

BEDROOM 4: (front) 10' 5'' x 9' 8'' (3.17m x 2.94m)
a smaller double bedroom with double glazed windows to front, recessed alcove shelving and a radiator.

FAMILY BATHROOM/WC:
a generous family bathroom with a white suite comprising panelled bath with system fed shower over and glass shower screen, built-in mid-century unit with Perspex work counter and two sinks, low level wc, double glazed windows to side, inset spotlights, extractor fan and heated towel rail.

OUTSIDE

FRONT GARDEN:
there is a private front garden with hedgerows and trees providing privacy.

REAR AND SIDE GARDENS PLUS GARDEN STUDIO:
extensive gardens to the rear of the property and further generous side section of garden, together with a garden studio.

Rear Garden: approx. 40' 0'' x 40' 0'' to front of garden studio and parking (12.18m x 12.18m)
mainly laid to lawn with generous paved seating areas closest to the kitchen/dining space with tasteful landscaping including railway sleepers with raised borders. Access to the impressive garden studio. At the top of the garden there is gated access to a parking area accessed off Briercliffe Road (a cul-de-sac) providing off road parking for two family sized vehicles.

Side Garden: approx. 70' 0'' x 15' 0'' (21.32m x 4.57m)
a useful additional side garden, perfect as a child’s play area with sunken trampoline and additional space for sheds with raised borders containing conifers offering privacy.

Garden Studio: internal measurements approx. 19' 7'' x 16' 3'' (5.96m x 4.95m)
a fantastic outdoor studio/home office with a built-in kitchenette with sink and drinks fridge, double glazed window to side, large sliding doors accessing the garden, and lighting. Door accessing an en-suite shower room, making it ideal as a home office and occasional guest bedroom if required.

En-Suite Shower Room/WC 9' 8'' x 3' 1'' (2.94m x 0.94m)
white suite comprising a shower enclosure, low level, wash basin and a small double glazed window to side.

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: G