GROUND FLOOR

APPROACH:
from the pavement proceed up the paved pathway where the front entrance door can be found immediately in front of you.

ENTRANCE VESTIBULE:
via composite front door, with double glazed stained glass fanlight above, tall ceilings, cornicing, ceiling light point, wall panelling, period tiled flooring, double glazed door leading into: -

HALLWAY:
a warm and welcoming entrance hallway with tall ceilings, ceiling light point with ceiling rose, cornicing, dado rail, stairs ascend to first floor landing, radiator, stripped wooden floorboards, understairs storage cupboard, tall moulded skirting boards. Doors radiate to sitting room, reception 2, kitchen/dining/family room & cloakroom/wc.

SITTING ROOM:  15' 8'' x 12' 8'' (4.77m x 3.86m)
bay fronted sitting room comprising four double glazed windows to front elevation with built in plantation shutters, tall ceilings, ceiling rose, cornicing, picture rail, feature fireplace insert with oak mantle, recesses to either side of chimney breast, radiator, tall moulded skirting boards.

SECOND RECEPTION ROOM:  14' 7'' x 10' 10'' (4.45m x 3.30m)
(14’7” x 10’10”) (4.45m x 3.30m) tall ceilings with ceiling light point, ceiling rose, cornicing, picture rail, feature fireplace with tiled insert and mahogany wooden surround, double glazed window plus door leading out onto the private rear garden, radiator, exposed wooden floorboards, tall moulded skirting boards.

KITCHEN/DINING/FAMILY ROOM:  24' 3'' x 10' 3'' (7.39m x 3.13m)
described separately as follows:

Kitchen:
modern shaker style kitchen comprising a variety of wall, base and drawer units with solid oak worktop over, double Belfast sink with mixer tap over. Space for the following appliances: rangemaster cooker, dishwasher, washing machine, tumble dryer & fridge/freezer (potentially available via separate negotiation). Inset ceiling downlighters, double glazed window to side elevation, engineered oak flooring.

Dining/Family Area:
Ample space for large dining room table and chairs plus additional seating if required, vaulted ceiling with Velux skylight, inset ceiling downlight plus ceiling and wall light points, radiator, engineered oak flooring, moulded skirting boards. Double glazed bi-folding doors giving access out onto the rear garden.

CLOAKROOM/WC:
white cloakroom suite with corner pedestal sink with tiled splashback, low level wc, ceiling light point, stripped wooden floorboards, moulded skirting boards.

FIRST FLOOR

LANDING:
split level landing with ceiling light point, dado rail, skirting boards. Doors radiate to bedroom 1, bedroom 2, bedroom 3 and family bathroom/wc.

BEDROOM 1:  13' 1'' x 10' 4'' (4.00m x 3.15m)
generous bay fronted double bedroom with four double glazed windows overlooking the front elevation, period cast iron fireplace with tiled insert and painted mantle, central ceiling light point, cornicing, wall light points, radiator, moulded skirting boards. Door to:-

En-Suite Shower Room/WC:
beautiful modern shower room suite comprising of low level wc, circular wash hand basin set on rustic vanity unit, double shower enclosure with waterfall shower plus handheld shower over, double glazed window to front elevation, tiled surrounds, wall mounted towel radiator, painted wooden floorboard, inset ceiling downlighters, extractor fan, loft access hatch, moulded skirting boards.

BEDROOM 2:  12' 8'' x 10' 11'' (3.87m x 3.33m)
double bedroom with ceiling light point, double glazed window overlooking the rear elevation, period cast iron feature fireplace with painted mantle, radiator, moulded skirting boards.

BEDROOM 3:  13' 1'' x 10' 4'' (4.00m x 3.15m)
double bedroom with double glazed window overlooking the rear elevation, ceiling light point with ceiling rose, coving, period cast iron feature fireplace, radiator, moulded skirting boards.

FAMILY BATHROOM/WC:
re-fitted bathroom suite comprising of wall mounted wc with concealed cistern, pedestal wash hand basin, P-shaped bath with waterfall shower plus handheld shower over, inset ceiling downlighters, extractor fan, obscured double glazed window to side elevation, tiled surrounds, tile effect vinyl flooring.

OUTSIDE

FRONT GARDEN:
low maintenance courtyard.

REAR GARDEN:
south facing enclosed rear garden predominantly laid to lawn with patio area and wide pathway to the side, wooden storage enclosure, fully enclosed by brick walls plus high level horizontal fencing. Handy gated access out onto a small pedestrian lane (accessed off Devonshire Road).

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: D