GROUND FLOOR

APPROACH:
the property is approached over its driveway with a short flight of 5 steps with handrails and outside lighting to shallow covered porch area with partially obscured upvc double glazed door with side windows into: -

ENTRANCE VESTIBULE:
spacious vestibule area with double-glazed lean-to style roof with stained wood panelled door with further double-glazed windows to side opens to: -

CENTRAL HALLWAY:
a long spacious hallway in a general L-shape provides access to all principal rooms on the ground floor with cast iron column radiator, straight staircase rising to first floor landing, BT Open Reach connection and upvc double glazed window to side elevation overlooking driveway and garage.

Understairs Storage Cupboard:
large understairs storage cupboard with good head height and “Jack and Jill” style doors, coat hanging space and space for further appliances.

SITTING ROOM: 23' 10'' x 13' 11'' (7.26m x 4.24m)
dual aspect room with parquet flooring large window and French doors onto rear elevation directly overlooking garden with further pair of side windows to side elevation into greenhouse with fireplace below (not in use), radiator, cast iron column radiator and a pair of ceiling roses. This room can easily be sub-divided into a sitting room and dining area if required.

KITCHEN: 19' 0'' x 9' 1'' (5.79m x 2.77m)
dual aspect room with windows looking to side elevation towards driveway and garage with double glazed door onto garden. Eye level units with roll edged worksurfaces with upstand, undercounter units, integrated 1? sink with swan neck mixer tap and food macerator, Quooker instant hot water tap with drainer. Space for microwave, space for undercounter freezer, integrated electric over, integrated 4 ring induction hob with extractor hood over and integrated tall fridge and a further integrated freezer to side and space for full size undercounter dishwasher. Breakfast bar on opposing wall with seating for 2 with radiator below and internal sliding screen opens to: -

Pantry:
pantry/utility cupboard with space for washing machine, wall mounted valiant ecoTEC plus 428 boiler, radiator and wall mounted shelving.

CLOAKROOM/WC:
ground floor cloak room with separate wc to the main shower room on this level with obscured upvc double glazed window to side elevation, radiator and close couples wc.

SHOWER ROOM:
walk-in shower cubicle with mains fed shower and partially tiled enclosure, dual aspect room with upvc double glazed window to front elevation and further obscured upvc double glazed window to side with radiator below, partial tiled walling continues with pedestal hand basin, corner cupboards, corner mirrored medicine cabinet and built-in cupboards positioned above the shower.

DINING ROOM: 17' 7'' x 12' 9'' (5.36m x 3.88m)
an attractive formal dining room to the front elevation with angled upvc double glazed bay with pleasant street scene views and radiator.

BEDROOM 4/STUDY: 22' 3'' x 8' 11'' (6.78m x 2.72m)
a large triple aspect ground floor bedroom with double glazed windows to front rear and side with opposing radiators at both ends of the room and built in shelving.

FIRST FLOOR

LANDING:
a straight staircase rises to the first-floor landing with 3 main doors leading from this level, double glazed Velux skylight for natural light with further skylight with borrowed light directly from the loft area with a pair of loft access hatches, the larger of which has a drop-down ladder and opens to a spacious loft with skylights and is boarded.

BEDROOM 1: 17' 3'' x 12' 6'' (5.25m x 3.81m)
Upvc double glazed window to front elevation with far reaching views beyond Westbury on Trym into surrounding countryside with radiator on opposing wall, built-in wardrobes and internal door through to: -

En-Suite Bathroom/WC:
Upvc double glazed window to side elevation with partially tiled walls, stainless steel bath with mixer tap and mains fed mixer shower, close coupled wc, hand basin set into vanity unit, bidet, radiator, mains fed heated towel rail, mirrored medicine cabinet with shaving point and ceiling mounted extractor fan.

Airing Cupboard:
with wooden slatted shelving.

BEDROOM 3: 13' 9'' x 9' 10'' (4.19m x 2.99m)
dual aspect room with upvc double glazed window and further wood framed Velux skylight to side and rear elevation, radiator and an internal concertina door opens to: -

Loft Area:
level with the adjacent bedroom 3, with the same roof pitch with wood framed Velux double glazed skylight to side elevation, the loft room is in a general L-shape and offers extensive storage with excellent head height upon entry which lowers towards the rear with ceiling joists currently limiting its use as anything more than loft space.

OUTSIDE

FRONT GARDEN:
very attractive front lawn sits aside the driveway and is bordered on all sides by an extensive planted garden and small trees on the boundary.

REAR GARDEN: 14' 0'' x 7' 0'' (4.26m x 2.13m)
South Easterly facing rear garden accessed from kitchen or sitting room which is fully enclosed with panelled fence borders with a high degree of privacy. Arranged with a low maintenance raised bedded area with steps up to it with a larger patio area abutting the property. It is well stocked with a range of attractive shrubs, flowers and fruit trees, further benefiting from outside water supply and access to a: -

GREENHOUSE:
lean to style greenhouse to the side of the property accessed from the garden.

PARKING & DRIVEWAY:
very approximately 25m long driveway with one section narrowing to 2.15m as it passes the house towards the garage. It is block paved with a wider section in front of the house with ample turning area, bin store and water butt. Driveway widens again as it approached the double garage.

DOUBLE GARAGE: 20' 9'' x 15' 6'' (6.32m x 4.72m)
an electric roller door double garage with pitch roof and side access, the garage widens to 4.70m x 6.29m maximum and has natural light from a pair of skylights and double-glazed door and window towards the garden. Concrete hardstanding, power workshop area and water supply with hand basin.

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 subject to a historic rent charge. This information should be checked with your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: F