GROUND FLOOR

APPROACH:
via the pavement, walkway with wrought iron railings to either side approaches the wooden eight-panelled entrance door with period glazed fanlight over with step up into:-

ENTRANCE VESTIBULE: (10' 1'' x 4' 9'') (3.07m x 1.45m)
an exceptionally grand space with moulded ceiling cornice, ceiling downlight, tile effect surround, high wooden moulded period skirting boards, wood ornately leaded and glazed door with leaded windows to side and attractive arched fanlight over leads into:-

STAIR HALL: (14' 2'' x 5' 6'') (4.31m x 1.68m)
with moulded period ceiling cornice, ceiling light, attractive wood panelled walls to parts, high period skirting boards, recessed arch with complimentary shelf, grand Georgian staircase rising to first floor, doors leading to dining room and kitchen. Opening into:-

REAR HALL: (21' 10'' x 4' 1'') (6.65m x 1.24m)
with doors leading to rear utility room, downstairs wc and understairs cupboard (circa 12'0/3.66m in depth).

DINING ROOM: (18' 4'' x 15' 6'') (5.58m x 4.72m)
in excess of 11'0/3.35m ceiling height with immensely attractive moulded ceiling cornice with central ceiling rose and two large period single glazed sash windows with working full height shutters overlooking the front elevation and Caledonia communal gardens, ceiling light point, attractive period fireplace with marble surround and matching overmantel with slate hearth, moulded period high skirting boards, panelled surrounds to windows, radiator, built-in cupboard with glazed cupboards allowing storage with complimentary shelf, wooden flooring leading via a grand opening with 8'10/2.69m wooden folding doors.

KITCHEN: (16' 8'' x 11' 7'') (5.08m x 3.53m)
in excess of 11'0/3.35m ceiling height, impressive moulded ceiling cornice, two ceiling light points. Single glazed wooden sash window with full height working shutters and in-built window seat complete with cushion, overlooking the private rear garden. A modern kitchen fitted with an array of wall and base units, solid roll edged working surfaces with splashback, 2 bowl sink with stainless steel swan neck mixer tap over and drainer unit to side. Integrated appliances including double Bosch oven and microwave, 5 ring gas hob with extractor over, dishwasher, fridge/freezer, Siemens coffee machine and separate wine fridge. Wooden flooring.

UTILITY ROOM: (11' 6'' x 8' 7'') (3.50m x 2.61m)
with ceiling light point, door leading out onto rear garden, wooden casement window overlooking side elevation, useful in-built storage cupboards, radiator, space and plumbing for washing machine and separate dryer, ample shelf space and area for further fridge/freezer, moulded skirting boards, lino flooring, radiator.

DOWNSTAIRS WC:
obscure glazed casement window overlooking rear elevation, comprising tiled surround and attractive period tiled flooring, wall mounted corner wash hand basin, hand towel rail, ceiling light point, low level button flush wc with complimentary shelf over.

REAR SITTING ROOM: (15' 0'' x 10' 3'' max into recess) (4.57m x 3.12m)
located on the half landing; attractive period fireplace with wooden surround and overmantel, tiled hearth, attractive vaulted ceiling, period single glazed sash window overlooking rear elevation and garden, moulded skirting boards, radiator.

FIRST FLOOR

LANDING:
doors leading to drawing room and rear drawing room.

DRAWING ROOM: (20' 10'' x 18' 7'') (6.35m x 5.66m)
an immensely impressive room, in excess of 11'0/3.35m ceiling height with immaculate period ceiling cornice with central ceiling rose, marble fireplace with matching overmantel, deep slate hearth with inset grate for an open fire, a row of three almost floor to ceiling multi-paned sash windows with working shutters opening onto full width balcony, moulded period high skirting boards, radiator, wood surround, opening leading to rear drawing room with folding doors to separate the two rooms.

REAR DRAWING ROOM: (16' 8'' x 12' 4'') (5.08m x 3.76m)
in excess of 11'0/3.35m ceiling height, impressive period ceiling cornice, central ceiling rose, ceiling light point, large period multi-paned sash window overlooking the rear elevation with Juliet balcony and working shutters, period moulded high skirting boards, marble fireplace with matching overmantel, deep slate hearth with freestanding grate allowing open fire, radiator.

SECOND FLOOR

LANDING
with doors leading off to bedroom 1, bedroom 2, airing cupboard, separate storage cupboard, door and stairs rising to third floor, ceiling light point, moulded skirting boards, telephone intercom entry system, thermostat.

BEDROOM 1: (18' 7'' x 13' 7'') (5.66m x 4.14m)
two period sash windows overlooking front elevation with wooden surround and working shutters, moulded skirting boards, ceiling light point, small cupboard with an array of shelves, wooden fire surround, door to:-

En-Suite Bathroom/WC: (14' 3'' x 6' 7'') (4.34m x 2.01m)
comprising tiled bath with separate shower attachment and controls over, mixer tap over bath, part tiled surround with glazed shower screen, wash hand basin and low level wc, radiator, towel rail, storage cupboard, ceiling light point, sash window overlooking front elevation with working shutters and wood panelled surround.

BEDROOM 2: (16' 9'' x 12' 1'') (5.10m x 3.68m)
sash window overlooking rear elevation with working shutters, ceiling cornice, skirting boards, an array of fitted cupboards with ample hanging space, ceiling light point.

SHOWER/WC:
on half landing; with period sash windows overlooking rear elevation, wall mounted shower with tiled surround, wall mounted wash hand basin, tongue and groove wood panelling to part, low level button flush wc with discreetly housed cistern and complimentary shelf over.

THIRD FLOOR

LANDING.
ceiling light point, casement window leading to roof allowing ample light through, loft access, doors leading to bedrooms 3, 4 and 5, family bathroom, boiler cupboard and second airing cupboard.

BEDROOM 3: (19' 10'' x 11' 6'') (6.04m x 3.50m)
single glazed sash windows overlooking front elevation, ceiling light point, skirting boards, radiator, corner cupboard, period fireplace with wooden surround and matching overmantel.

BEDROOM 4: (17' 8'' x 11' 5'') (5.38m x 3.48m)
wooden period glazed sash window overlooking rear elevation with spectacular views over Bristol, ceiling light point, skirting boards, radiator, wooden fire surround with matching overmantel.

BEDROOM 5: (15' 11'' x 8' 9'') (4.85m x 2.66m)
wooden glazed sash window overlooking front elevation, ceiling light point, skirting boards, radiator.

FAMILY BATHROOM/WC:
with part tiled surrounds, comprising tiled bath with separate wall mounted shower with detachable head over and wall mounted controls with glazed shower screen, complimentary shelf to side, pedestal wash hand basin, skirting boards, towel rail, radiator, low level wc, sash window overlooking rear elevation, period fireplace with wooden surround and matching overmantel.

OUTSIDE

FIRST FLOOR BALCONY:
from drawing room; 22ft/6.71m in width. Overlooking the Caledonia Place gardens to the front elevation and the wide pedestrian walkway at the front with attractive wrought iron detail and rail with wooden dividers from neighbouring property allowing ample privacy. Ornate and period canopy synonymous with this terrace. Outside tap.

REAR GARDEN: (22' 0'' x 19' 5'') (6.70m x 5.91m)
largely laid to paving stones with deep flower borders. Southerly aspect, raised and covered area with shelving, rainwater harvesting, an abundance of mature shrubs and bay tree.

LOWER GROUND FLOOR (FLAT)
From the pavement steps lead down to the lower ground floor area where there are storage vaults housing gas meters on entry and allowing ample additional storage for bikes.

APPROACH:
The private entrance to the lower ground floor flat is via a four-panelled wooden entrance door into:-

HALLWAY: (25' 2'' x 3' 11'') (7.66m x 1.19m)
wall uplighters, wooden flooring, radiator, wooden rail, storage cupboards. Door opening into;-

OPEN PLAN LIVING ROOM/KITCHEN/DINING AREA: (21' 8'' x 16' 5'') (6.60m x 5.00m)
measured as one, but described separately as follows:

Living Room/Dining Area:
laminate flooring, period sash window with working shutters and complimentary window seat, ceiling light point, radiator, skirting boards. Marble fireplace with matching overmantel, hearth with freestanding grate, cupboards into chimney recesses, radiator, arched opening into:-

Kitchen:
with an array of wall and base units, 2 bowl sink with drainer unit to side and mixer tap over, tiled splashbacks, wooden working surfaces, oven with separate 4 ring gas hob, extractor fan, space for fridge/freezer, door to:-

BEDROOM 3 (14' 10'' x 8' 10'') (4.52m x 2.69m)
two French doors with glazed picture windows overlooking out onto the lower courtyard garden, ceiling light point, corner cupboard, skirting boards, gas fired boiler discreetly housed in cupboard, thermostat

REAR BEDROOM HALL:
with ceiling light point, electric consumer unit. Doors leading off to bedroom 1, bedroom 2, shower room and family bathroom.

BEDROOM 1 (11' 8'' x 8' 10'') (3.55m x 2.69m)
ceiling light point, period sash window overlooking front elevation with complimentary window seat, working shutters, moulded skirting boards, fitted cupboard, radiator.

BEDROOM 2 (14' 5'' x 5' 5'' increasing to 7'7) (4.39m x 1.65m/2.31m)
period sash window with complimentary seat overlooking front elevation, ceiling light point, skirting boards, radiator.

FAMILY BATHROOM/WC (6' 0'' x 5' 5'') (1.83m x 1.65m)
comprising tongue and groove wood panelled bath with mixer taps, part tiled surround, pedestal wash hand basin with stainless steel mixer taps, shaver point and light over, wall mounted vanity unit, extractor fan, low level button flush wc, radiator, lino flooring, ceiling light point

SEPARATE SHOWER:
comprising recessed shower with electric wall mounted controls, tiled surround, lino flooring, skirting boards, extractor fan.

OUTSIDE

LOWER COURTYARD: (15' 11'' x 10' 8'') (4.85m x 3.25m)
with access from garden room, mainly laid with slate slabs, raised beds, access via door to:-

UTILITY ROOM:
space and plumbing for washing machine and dryer over, additional area for storage.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents, 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. We understand that there is also a perpetual yearly rent charge of £11.14s.0d p.a. This information should be checked by your legal adviser.

PLEASE NOTE:
1. Anti Money Laundering Regulations: when agreeing a sale of a property we are required to see both proof of identification for all buyers and confirmation of funding arrangements.
2. Energy Performance Certificate: It is unlawful to rent out a property which breaches the requirement for a minimum E rating, unless there is an applicable exemption. The energy performance rating of a property can be upgraded on completion of certain energy efficiency improvements. Please visit the following website for further details:
https://www.gov.uk/government/publications/the-private-rented-property-minimum-standard-landlord-guidance-documents
3. The photographs may have been taken using a wide angle lens.
4. Any services, heating systems, appliances or installations referred to in these particulars have not been tested and no warranty can be given that these are in working order. Whilst we believe these particulars to be correct we would be pleased to check any information of particular importance to you.
5. We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation or give any warranty in relation to the property and we have no authority to do so on behalf of the seller.
6. Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property.
7. Any floor plans provided are not drawn to scale and are produced as an indicative rough guide only to help illustrate and identify the general layout of the property.
8. Any reference to alterations to, or use of, any part of the property is not a statement that any necessary planning, building regulations, listed buildings or other consents have been obtained. These matters must be verified by any intending buyer.
9. Please be aware that firstly, areas of first priority (AFP) for schools do change and, secondly, just because a property is located within an AFP this does not mean schooling is guaranteed for resident children. Please make appropriate enquiries of the local authority to ensure you are fully aware of the exact position prior to exchange of contracts.