GROUND FLOOR

APPROACH:
from the pavement the front entrance door can be found immediately in front of you.

ENTRANCE VESTIBULE:
via hardwood front door with fanlight above, ceiling light point, cornicing, hessian flooring and moulded skirting boards. Door leads to:-

ENTRANCE HALLWAY:
ceiling light point, radiator, coving, engineered wooden flooring, stairs ascend to first floor landing, opening to dining room. Door leading to:-

SITTING ROOM: 13' 2'' x 13' 1'' (4.01m x 3.98m)
central ceiling light point, multi-paned double glazed sash window to front elevation with working wooden shutters, coving, picture rail, feature fireplace with painted mantlepiece, radiator, moulded skirting boards.

DINING ROOM: 16' 6'' x 13' 5'' (5.03m x 4.09m)
multi-paned sash window overlooking the private rear garden, ceiling light point, built-in period cabinetry to one side of chimney recess, engineered wooden flooring, radiator, moulded skirting boards, two understairs storage cupboards. Square opening leading to:-

KITCHEN: 12' 2'' x 7' 9'' (3.71m x 2.36m)
a galley kitchen fitted with a matching range of wall, base and drawer units with square edged laminate worktop over, tiled surrounds, inset 1½ bowl stainless steel sink with mixer tap over. Integrated appliances include double waist height oven, induction hob with extractor fan over, fridge/freezer and dishwasher. Ceiling light point, multi-paned sash window to the side elevation plus window to the rear elevation, wood effect vinyl flooring, stable door giving access to private rear garden.

FIRST FLOOR

LANDING:
a split-level landing with large Velux ceiling skylight, ceiling light point, built-in storage cupboard plus large recess with plumbing for small washing machine. Doors radiate to bedroom 1, bedroom 2 and family shower room/wc.

BEDROOM 1: 16' 5'' x 13' 3'' (5.00m x 4.04m)
a generous sized bedroom with ceiling light point, two loft access points, multi-paned double glazed sash window overlooking the front elevation, built-in cupboard with hanging rail and slatted storage shelf above, radiator, exposed wooden floorboards, moulded skirting boards.

BEDROOM 2: 13' 8'' x 10' 5'' (4.16m x 3.17m)
a double bedroom with multi-paned sash window overlooking the rear garden, ceiling light point, radiator, moulded skirting boards.

FAMILY SHOWER ROOM/WC:
low level wc, pedestal wash hand basin, wet room style shower which is system fed from the boiler. Ceiling light point, extractor fan, multi-paned double glazed sash window overlooking the private rear garden, built-in cupboard housing Vaillant combi boiler with slatted shelving to one side, tiled surrounds, radiator, vinyl flooring.

OUTSIDE

REAR GARDEN:
a beautiful westerly facing private rear garden which is mainly laid to low maintenance paving. There are deep borders housing a variety of mature trees, plants and flowers with pretty stone wall boundaries. Outside wc. The garden is extremely private and is larger than average for this location.

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