GROUND FLOOR

APPROACH:
via the pavement, proceed up the short pathway where the front entrance door to the property can be found immediately in front of you.

ENTRANCE HALLWAY:
via composite door with obscured double glazed panels, ceiling light point, large storage cupboard with ceiling light point, additional cloak storage cupboard housing electrical consumer unit. Stairs ascend to first floor landing. Recess storage area beneath the staircase, radiator, skirting boards. Doors leading to kitchen/dining room and sitting room.

SITTING ROOM:  11' 9'' x 10' 5'' (3.58m x 3.17m)
two double glazed windows to rear elevation overlooking the garden, ceiling light point, radiator, skirting boards.

KITCHEN/DINING ROOM:  21' 1'' x 8' 10'' (6.43m x 2.68m)
described separately as follows:

Kitchen:
a modern gloss fitted kitchen with a matching range of wall, base and drawer units with square edged laminate wood effect worktop over, inset stainless steel sink with mixer tap over and drainer to one side, integrated electric oven with hob plus extractor fan over, washing machine, integrated dishwasher** (currently not working and would require flooring to be taken up in order to be replaced so being sold as seen). Space for upright fridge/freezer, double glazed window to front elevation, inset ceiling downlighters, wood effect laminate flooring.

Dining Area:
inset ceiling downlighters, radiator, double glazed French doors leading out onto the private rear garden, wood effect vinyl flooring, skirting boards.

FIRST FLOOR

LANDING:
split level staircase with double glazed window to front elevation, ceiling light point, access hatch, built in storage cupboard with hanging rail, skirtings boards. Doors leading to bedroom 1, bedroom 2, shower room and separate wc.

BEDROOM 1:  15' 2'' x 8' 9'' (4.63m x 2.67m)
double bedroom with double glazed window to rear elevation, ceiling light point, radiator, skirting boards.

BEDROOM 2:  11' 9'' x 10' 5'' (3.57m x 3.18m)
double bedroom with ceiling light point, double glazed window overlooking the rear garden, radiator, built in wardrobe with hanging rail, skirting boards

SEPARATE WC:
wc with concealed cistern, inset ceiling downlighters, obscured double glazed window to front elevation, radiator, tiled flooring, wall mounted Worcester combi boiler, skirting boards.

SHOWER ROOM:
obscured double glazed window to front elevation, inset ceiling downlighters, white shower room suite comprising of shower enclosure with system fed shower over, pedestal wash hand basin, tiled surrounds, extractor fan, chrome towel radiator, tiled flooring.

OUTSIDE

FRONT GARDEN:
small low maintenance courtyard.

REAR GARDEN:
a lovely south facing lawned garden with patio closest to the rear of the property, brick storage enclosure, a variety of mature trees and shrubs to the borders enclosed by a variety of wooden and wire hedging.

COMMUNAL PARKING AREA:
located at the beginning of the pedestrian pathway which leads to the front of the property, there is an off street parking area. We understand there is parking for one vehicle for property in this area.

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: C