GROUND FLOOR

APPROACH:
via a block paved driveway providing off road parking for one car. The driveway leads beside a pretty front garden, pathway continues from the driveway up the right hand side of the building, where you will find the attractive front door to the property.

ENTRANCE VESTIBULE:
original tessellated tiled floor, handy door providing access straight through to the rear garden. Part glazed door with stained glass panels beside leading into the central entrance hallway.

ENTRANCE HALLWAY:
wonderful high ceilings with original detailed cornicing, original tessellated tiled floor, radiator, period staircase rising to first floor landing with understairs recess. Useful cloaks storage cupboard at the bottom of the hallway, with built-in shelving, coat hooks and electric fuse box and meter. Doors lead off the entrance hall to the sitting room, dining room and kitchen/breakfast room.

SITTING ROOM:  20' 3'' x 16' 4'' (6.17m x 4.97m)
a fabulous large reception room spanning the width of the house, with high ceilings, ceiling cornicing, wide bay to front comprising timber framed double glazed windows with original stained glass panels over, period fireplace with built-in book casing to chimney recesses, picture rail and two radiators

DINING ROOM/RECEPTION 2:  15' 0'' x 22' 3'' (4.57m x 6.78m)
a light and airy second reception room. Bay to rear comprising sash windows with secondary glazing, over the rear garden. High ceilings with ceiling coving and picture rail, period fireplace, two radiators and a built-in dresser. Wide wall opening providing a sociable connection through to:-

KITCHEN/BREAKFAST ROOM:  17' 6'' x 8' 9'' (5.33m x 2.66m)
a modern fitted kitchen comprising base and eye level cream coloured shaker style units with roll edged worktop over, chimney recess with Smeg range cooker, induction hob and extractor fan, integrated dishwasher and fridge, tiled floor and a radiator. Double glazed sash window to rear, overlooking the rear garden. Wall opening through to:-

UTILITY ROOM:
a range of base level units, in the same style as the kitchen, with worktop and sink over, plumbing and appliance space for washing machine and freezer, Velux skylight window, French doors leading out onto the rear garden. Further doors accessing a ground cloakroom/wc and an incredibly handy walk-in storage cupboard.

CLOAKROOM/WC:
low level wc, pedestal wash basin, part tiled walls, extractor fan and an obscured glazed window to rear.

FIRST FLOOR

LANDING:
original staircase continuing up to the second floor. Doors off to bedroom 1, bedroom 2, bedroom 3 (off lower mezzanine landing), family bathroom and separate wc.

BEDROOM 1:  16' 4'' x 13' 11'' (4.97m x 4.24m)
a good-sized principal double bedroom with high ceilings, ceiling cornicing, beautiful period fireplace, wide bay to front comprising timber framed double glazed sash windows, built-in wardrobes and a radiator.

BEDROOM 2:  15' 0'' x 11' 1'' (4.57m x 3.38m)
a double bedroom with high ceilings, ceiling coving, period fireplace, stripped floorboards, sink and a radiator. Double glazed timber framed sash windows to rear, overlooking the rear garden.

BEDROOM 3:  14' 11'' x 8' 11'' (4.54m x 2.72m)
a double bedroom with double glazed sash window to rear, period fireplace and a radiator.

BATHROOM:
a good-sized bathroom with panelled bath and sink. Corner boiler/airing cupboard, housing Valliant gas central heating boiler. Sash window to front and a radiator.

SEPARATE WC:
low level wc, high ceilings and sash window to the side.

SECOND FLOOR

LANDING:
doors off to bedroom 4, bedroom 5, bedroom 6 (off mezzanine landing), a home office/study and shower room/wc. Loft hatch and a domed rooflight providing plenty of natural light through the landing and stairwell.

BEDROOM 4:  13' 9'' x 12' 11'' (4.19m x 3.93m)
a pretty double bedroom with period fireplace, dormer to front comprising sash window, low level recessed storage cupboard and a radiator.

BEDROOM 5:  13' 7'' x 11' 6'' (4.14m x 3.50m)
a double bedroom with built-in wardrobes and book casing. Double glazed sash window to rear in a dormer, and a radiator.

STUDY/HOME OFFICE:  12' 11'' x 7' 0'' (3.93m x 2.13m)
a useful workspace or occasional bedroom 7 with sash window to front.

BEDROOM 6:  15' 0'' x 8' 10'' (4.57m x 2.69m)
a smaller double bedroom with double glazed sash window to rear, period fireplace and a radiator.

SHOWER ROOM/WC:
white suite comprising shower enclosure with system fed shower, low level wc, pedestal wash basin, inset spotlights, extractor fan and a sash window to the side.

OUTSIDE

FRONT GARDEN & PARKING:
block paved driveway providing off road parking for one car. The driveway leads beside a pretty front garden, with pathway continuing from the driveway up the right hand side of the building to the entrance door to the property.

REAR GARDEN:
a level lawned rear garden with well stocked deep flower borders containing various plants and shrubs, outdoor tap, good sized paved seating area closest to the property, door accessing a recessed garden store. An incredibly handy side access through the entrance vestibule to the front of the house.

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