GROUND FLOOR

APPROACH:
via the private road and cul-de-sac leading down towards the property, which is the second house on the right hand side. Through the main front door into:-

ENTRANCE HALLWAY:  18' 0'' x 5' 0'' includive of stairwell (5.49m x 1.52m)
a welcoming wide entrance hallway, inset spotlights, double glazed windows to front with integral blinds, wood flooring with system fed underfloor heating, Crittal style double doors with glazed panels either side entering the through kitchen/dining and living space. Further door accesses a ground floor cloakroom/wc.

CLOAKROOM/WC:
a well-appointed cloakroom with low level wc with concealed cistern, floating wash hand basin with open shelf beneath, part tiled walls, tiled floor with underfloor heating, inset spotlights and an extractor fan.

KITCHEN/DINING/LIVING SPACE:  32' 4'' x 26' 7'' reducing to 21'0 (9.86m x 8.11m/6.40m)
a spectacular sociable semi open plan kitchen/dining/living space with bi-folding doors to side accessing the rear garden, plus a double glazed door to rear accessing the rear garden, wood flooring with underfloor heating, media wall with feature alcoves and contemporary bi-ethanol fuelled fire focal point. Beautifully appointed kitchen with large central island containing various cupboards and drawers with overhanging breakfast bar providing seating, inset induction hob with drawdown extraction and an integrated wine fridge. Kitchen units comprising base and eye level units with inset sink, tall larder fridge and separate freezer, two eye level Siemens ovens with shelving and inset spotlights over. The living/dining/kitchen space not only has ample room for seating and dining furniture but has plenty of natural light provided by the rooflight panels, bi-folding doors and double glazed rear door. Off the living space there is a door entering the utility, which in turn connects to the garage, and also a generous understairs storage cupboard.

UTILITY ROOM:  16' 9'' x 6' 4'' (5.11m x 1.92m)
an incredibly spacious utility room with plenty of additional storage cupboards and units with plumbing and appliance space for washing machine and dryer, low level dog shower, double glazed door to rear accessing the rear garden, inset spotlights and underfloor heating. Door leading off to the garage.

FIRST FLOOR

LANDING:
a good sized landing with two Velux skylight windows providing natural light, doors off to all three double bedrooms and the principal bath/shower room/wc.

BEDROOM 1:  16' 2'' x 14' 6'' (4.93m x 4.41m)
a good sized double bedroom with double glazed windows to front with built-in plantation shutters, wood flooring with underfloor heating, inset spotlights. Door accessing:-

En-Suite Shower Room/WC:
a stylish en-suite shower room comprising an oversized walk-in shower enclosure with dual headed system fed shower, low level wc with concealed cistern, floating wash basin with drawers beneath, tiled splashbacks and built-in mirror with light. Tiled floor with underfloor heating, contemporary heated towel rail and a double glazed window to front.

BEDROOM 2:  13' 3'' x 11' 11'' (4.03m x 3.64m)
a double bedroom with inset spotlights, underfloor heating, double glazed windows to front with built-in plantation shutters.

BEDROOM 3:  16' 2'' x 8' 1'' (4.92m x 2.46m)
a double bedroom with double glazed window to front with built-in plantation shutter, further Velux skylight window, loft hatch accessing a loft storage space, inset spotlights, wooden floor with underfloor heating.

PRINCIPAL BATHROOM/WC:
an incredibly smart bathroom with a double ended bath, wall mounted mixer taps, low level wc with concealed cistern, wash basin with storage drawers beneath, shower enclosure with dual headed system fed shower, heated towel rail, mirror with lighting and a double glazed window to front.

OUTSIDE

OFF ROAD PARKING & GARAGE:
the property is situated on a private road. The area in front of each house isn’t owned but the neighbours have an understanding that they only park outside their own respective properties. An electric up and over door provides access to:-

GARAGE:  17' 4'' x 13' 1'' max reducing to 10’10 (5.28m x 3.98m/3.30m)
an oversized single garage with ample space for a car plus additional storage. The garage also houses the Valliant air source heat pump, with the additional unit in the rear garden.

REAR GARDEN:  55' 0'' x 22' 0'' reducing to 12'0 (16.75m x 6.70m/3.66m)
a tastefully landscaped south-westerly facing town garden with generous paved seating area closest to the kitchen, artificial lawned section and further raised terrace with attractive stone and fenced boundaries, outdoor tap, Valliant air source heat pump. Plenty of space for outdoor seating and entertaining.

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