GROUND FLOOR

APPROACH:
via pathway leading beside front garden/driveway to the main entrance to the property.

ENTRANCE VESTIBULE:
meter cupboards and part glazed door with glass blocks beside and over leading through into the reception hallway.

RECEPTION HALLWAY:  18' 1'' x 10' 7'' (5.51m x 3.22m)
a welcoming and impressive wide reception hallway leading seamlessly through to a wonderful kitchen/breakfast room with high vaulted ceilings, half flight of stairs leads up to a door accessing the sitting room, further door accesses reception 2/family room and half flight of stairs descends to a lower landing where there are in turn doors off to reception 3/bedroom 5 and cloakroom/wc.

SITTING ROOM:  18' 1'' x 12' 7'' (5.51m x 3.83m)
ceiling coving, engineered oak flooring, period style radiators, double glazed window to side and further double glazed windows to rear with central double doors leading out onto the sunny rear garden.

RECEPTION 2/FAMILY ROOM:  16' 0'' x 12' 6'' (4.87m x 3.81m)
bay to front comprising double glazed windows, inset spotlights, radiator, built-in storage cupboards and engineered oak flooring.

KITCHEN/BREAKFAST ROOM:  17' 8'' x 17' 7'' (5.38m x 5.36m)
a truly impressive large family kitchen/dining space with a modern kitchen comprising cream coloured base and eye level units with white worktop over and white tiled splashbacks, central island unit with inset double sink and retractable tap, storage and built in dishwasher beneath, integrated double Bosch oven with microwave over, appliance space for American style fridge/freezer, built in wine rack, engineered oak flooring, ample space for dining table, impressive high level pitched ceiling with inset spotlights and speakers. Contemporary upright radiators and bi-folding doors to rear with large glazed panel over, flooding the kitchen with natural light, and providing access out onto the rear garden. Velux remote controlled roof window. Further door accesses utility room.

UTILITY ROOM:  8' 1'' x 4' 8'' (2.46m x 1.42m)
plumbing and appliance space for washing machine and dryer, sink unit, further storage cabinet, wall mounted Worcester gas boiler, engineered oak flooring and double glazed windows to front.

RECEPTION 3/BEDROOM 5:  18' 1'' x 12' 5'' (5.51m x 3.78m)
useful lower ground floor room currently used as a games room but equally could be used as a cinema room or playroom, double glazed door to side providing access out onto the rear garden, radiator and inset spotlights.

CLOAKROOM/WC:
low level wc, corner wash hand basin with tiled splashbacks.

FIRST FLOOR

LANDING:
a spacious galleried study landing with glass screen and stainless steel balustrade offering an open view over the kitchen/dining space, doors lead off to bedroom 1 (off upper mezzanine), bedroom 2 and bathroom/wc.

BEDROOM 1:  18' 2'' x 12' 7'' (5.53m x 3.83m)
generous double bedroom with impressive high pitched ceilings and feature wooden roof beams, large double glazed windows to rear overlooking the rear garden, radiator and ample built in wardrobes.

BEDROOM 2:  16' 0'' x 12' 0'' (4.87m x 3.65m)
wide bay to front comprising double glazed windows and radiator.

FAMILY BATHROOM/WC: 9' 1'' x 5' 7'' (2.77m x 1.70m)
white suite comprising bath with system fed shower, low level wc with concealed cistern, wash basin set into a counter with storage, inset spotlights, tiled floor and walls, chrome effect heated towel rail and double glazed window to front.

SECOND FLOOR

LANDING:
large Velux skylight window flooding the landing and stairwell with natural light, doors off to bedroom 3, bedroom 4, shower room/wc and linen cupboard.

BEDROOM 3:  12' 0'' x 12' 0'' (3.65m x 3.65m)
double glazed window to front, further Velux skylight window to side and radiator. Loft access hatch.

BEDROOM 4:  11' 10'' x 10' 9'' (3.60m x 3.27m)
large Velux skylight window to side and radiator.

SHOWER ROOM/WC:  8' 5'' x 4' 8'' (2.56m x 1.42m)
smart shower room comprising large shower enclosure with system fed shower, low level wc with concealed cistern, wash basin with cabinet beneath, part tiled walls, tiled floor, chrome effect heated towel rail and Velux skylight window to side.

OUTSIDE

OFF STREET PARKING/FRONT GARDEN:
the front of the property has been landscaped to stone chippings providing off street parking for 2 vehicles. There are double doors accessing a useful bike store.

REAR GARDEN:  65' 0'' x 36' 0'' (19.80m x 10.96m)
fabulous level rear garden with a south westerly aspect affording plenty of afternoon sunshine with decked seating/dining area closest to the property with 3 steps up to generous artificial lawned garden, perfect for lower maintenance and hard wearing all year round children’s play area, raised railway sleeper borders contain various plants, shrubs and silver birch trees.

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