GROUND FLOOR

APPROACH:
the property is approached over paved driveway up a short flight of three steps with cast iron handrails to obscured upvc double-glazed door, opening to:-

VESTIBULE:
short vestibule with built-in shelving to one side and wall hung cabinet with space for shoes. Internal obscured glazed panelled windows and door open to:-

HALLWAY:
a wide entrance hallway with wood effect flooring with four doors from this level to ground floor rooms, radiator to side, picture rail. Straight staircase to first floor landing.

UNDERSTAIRS STORAGE:
cupboard housing gas meter, plastic electric consumer unit with modern trip switches and lighting.

KITCHEN/BREAKFAST ROOM:  18' 7'' x 7' 11'' (5.66m x 2.42m)
triple aspect kitchen with three windows to side and rear elevations with far reaching views and over the rear garden with further double-glazed pedestrian door to side elevation leading onto the garden. Fully fitted kitchen installed approx. 2020 with square edged stone worksurfaces with upstand and matching sill with integrated drainer into 1 1/3 composite sink with swan neck mixer tap and matching work surfaces on opposing wall. Eye and floor level kitchen units. All matching Neff integrated appliances which include double oven, extractor hob, 4-ring halogen hob, full sized dishwasher and fridge/freezer. Tiled flooring throughout, radiator, space for dining table and internal door through to:-

BOILER CUPBOARD:
terracotta floor with radiator, wall mounted Worcester green star 34 CDI classic combi-boiler and space for clothes airing.

SITTING ROOM:  18' 1'' x 13' 4'' (5.50m x 4.06m)
upvc double glazed square bay to front elevation with pleasant street scene views, with picture rail, stone fireplace surrounds with gas fire and built in cabinets and shelving flanking both sides of the chimney breast.

DINING ROOM:  15' 0'' x 12' 4'' (4.57m x 3.76m)
double glazed sliding patio doors open directly onto rear garden with radiator on opposing wall. Disused service hatch (now opens to the back of kitchen cupboard), fireplace recess on opposing wall with built in gas fire imitation wood burner with built in cabinets and shelving to one side of the chimney breast.

SHOWER ROOM/WC:
ground floor shower room with walk-in shower cubicle, mains fed shower with tiled enclosure extending to fully tiled walls, pedestal handbasin with fixed wall mirror, close coupled WC, tiled flooring, heated towel rail with ceiling extractor fan. This room is built into part of the garage and could be removed if one requires a car sized garage.

FIRST FLOOR

LANDING:
double-glazed window to rear elevation with far reaching views with a tiled sill, straight staircase rises to a generally L-shaped landing, picture rail, large loft hatch with dropdown ladder integrated into the hatch and 6 doors leading from the landing.

BEDROOM 1:  18' 2'' x 13' 0'' (5.53m x 3.97m)
upvc double glazed windows into square window bay to front elevation with pleasant street scene views and views of countryside beyond, picture rail, pair of wardrobes which are double and integrated on both sides of the central dressing table with wall hung mirrored medicine cabinet and single radiator.

BEDROOM 2:  15' 0'' x 14' 1'' (4.57m x 4.28m)
upvc double glazed window to rear elevation with excellent views over the garden and wooded views beyond with extensive built in desk space along the external wall with seating and drawers below and three built in wardrobes, two singles and one double. Wall hung mirrored medicine cabinet, picture rail and radiator on opposing wall.

BEDROOM 3:  12' 11'' x 8' 11'' (3.94m x 2.73m)
upvc double glazed window to front elevation with pleasant street scene views, tongue & groove panelling to half wall height along the external wall, built in shelving and radiator.

BEDROOM 4:  9' 10'' x 7' 5'' (3.00m x 2.27m)
upvc double glazed window to front elevation with tongue & groove panelling below, built-in single bedframe, radiator and built in wardrobe.

BATHROOM/WC:
obscured upvc double glazed windows to rear elevation, tiled walls to halfway height, acrylic bath with mixer tap with shower hose attachment, hand basin set into vanity unit with cupboard below, mixer tap and WC with concealed cistern. Wall hung mirrored medicine cabinet, shaving point, towel rail and further heated towel rail.

CLOAKROOM/WC:
separate cloakroom, providing a second toilet on the first floor with obscured metal framed double glazed window to side elevation, WC, fully tiled walls and floor, and a radiator.

OUTSIDE

FRONT DRIVEWAY:
a paved front driveway with parking for two vehicles with bedded border to one side and outside lighting

REAR GARDEN:  99' 0'' x 32' 10'' (30.15m x 10.00m)
immediately abutting the rear is a raised, block paved terrace with outside lighting, water supply, iron railings and further decked platform to side at the same level which provides an excellent vista over the lower part of the garden. A short flight of steps transitions to the middle section, which is dominated by the level central lawn, well stocked borders with the central area flanked by two flights of steps which lower to a further half-landing seating area before arriving at the lowest part of the garden which is more shaded with substantial oak trees and sycamore which provide a cooler area if required. The lower section is half laid to lawn with a stone chipped area under the trees, paved area suitable for barbeques etc. with timber shed and a further screened area currently largely used as a compost area. An integrated irrigation system is in place, serving most of the garden with the exception of the upper tier.

GARAGE:  17' 7'' x 8' 11'' (5.36m x 2.73m)
storage garage, brick-built garage with double opening doors, concrete hardstanding, power, lighting, obscured upvc double glazed window to side elevation and further rear pedestrian access. Formerly a full-sized garage, it is now a general ‘L-shape’ with the addition of the ground floor shower room.

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: E