GROUND FLOOR

APPROACH:
from the pavement, impressive gate pillars with stone paved pathway leading alongside the house to the front entrance. Solid wood panelled front door with side panel and fanlight, opening to:

ENTRANCE VESTIBULE:
tessellated tiled flooring, tall moulded skirtings, simple moulded cornicing, ceiling light point. Part glazed wooden door with stained glass panelled side and overlight, opening to:-

RECEPTION HALL:
a most welcoming entrance to this spacious family home, having an elegant easy rising turning staircase ascending to the first floor with handrail and ornately carved spindles. Wooden flooring, tall moulded skirtings, radiator, simple moulded cornicing, ceiling light point. Cloakroom cupboard with coat hooks, shelving and light point. Open-fronted understairs storage with further coat hooks and shelving plus double opening understairs cupboard. Stripped pine panelled doors with brass door furniture and moulded architraves, opening to:-

SITTING ROOM:  17' 7'' x 13' 10'' (5.36m x 4.21m)
wide bay window to the front elevation comprising four sash windows with secondary glazing. Central period fireplace with wood effect gas fire, slate hearth and an ornately carved stone mantlepiece. Recesses to either side of the chimney breast (one with fitted book shelving), tall moulded skirtings, simple moulded cornicing, radiator, ornate ceiling rose, ceiling light point.

STUDY:  12' 2'' x 9' 5'' (3.71m x 2.87m)
two sash windows to the front elevation with secondary glazing, period fireplace with marble hearth and decorative tiled slips, recesses to either side of the chimney breast, moulded skirtings, radiator, simple moulded cornicing, ceiling light point.

DINING ROOM:  16' 2'' x 13' 10'' (4.92m x 4.21m)
bay window overlooking the rear garden comprising four double glazed sash windows, central chimney breast with recess, recesses to either side of the chimney breast, wooden flooring, tall moulded skirtings, radiator, simple moulded cornicing, ceiling light point. Walkway with moulded architraves through to:-

SNUG:  13' 8'' x 9' 4'' (4.16m x 2.84m)
central chimney breast with inset wood burning stove set upon a tiled hearth, recesses to either side of the chimney breast (both with floating bookshelves and double opening cupboards), moulded skirtings, wooden flooring, radiator, ceiling light point. Wide wall opening providing a sociable connection through to:-

KITCHEN:  18' 0'' x 8' 0'' (5.48m x 2.44m)
recently renovated kitchen/breakfast room with wonderful high ceilings, an abundance of natural light provided by the Velux skylight windows, bi-folding doors to side and further window to side, as well as system fed underfloor heating. Beautifully appointed modern kitchen comprising base and eye level cupboards and drawers with integrated Neff appliances including oven, induction hob, dishwasher and fridge/freezer. Inset 1 ½ bowl sink and drainer unit. Breakfast bar providing seating and overlooking the rear garden. Inset spotlights, thermostat control for the underfloor heating. Bi-folding doors provide a seamless access onto the west facing rear garden.

FIRST FLOOR

LANDING:
generous landing with turning staircase continuing to the second floor with handrail and ornately carved spindles, moulded skirtings, radiator. Stripped pine panelled doors with brass door furniture and moulded architraves, opening to:-

BEDROOM 1:  14' 8'' x 13' 7'' (4.47m x 4.14m)
multi-paned double glazed sash window overlooking the garden with delightful outlook over neighbouring gardens, radiator, simple moulded cornicing, ceiling light point.

BEDROOM 2:  12' 9'' x 13' 11'' (3.88m x 4.24m)
three sash windows to the front elevation with secondary glazing, chimney breast with recesses to either side, tall moulded skirtings, simple moulded cornicing, radiator, ceiling light point.

BEDROOM 3:  13' 9'' x 9' 6'' (4.19m x 2.89m)
two sash windows to the front elevation with secondary glazing, chimney breast with recesses to either side, simple moulded cornicing, radiator, ceiling light point.

BEDROOM 4:  12' 2'' x 9' 8'' (3.71m x 2.94m)
multi-paned double glazed sash window to rear elevation, chimney breast with recesses to either side (one with double opening wardrobe and cupboards above), moulded cornicing, radiator, ceiling light point.

SHOWER ROOM/WC:
walk in shower with folding glass door, wall mounted shower unit plus overhead circular shower and handheld shower attachment, low level dual flush wc with concealed cistern, wash hand basin with mixer tap and double opening cupboard below. Tiled flooring and majority tiled walls, two mirrored cupboards, sash window to the side elevation, heated towel rail/radiator, inset ceiling downlights, extractor fan.

SEPARATE WC:
low level dual flush wc, wash hand basin with mixer tap and double opening cupboard below, tiled flooring, tiled walls to dado height, sash window to side elevation, heated towel rail/radiator, shaver point, mirrored cupboard, inset ceiling downlights.

SECOND FLOOR

PART GALLERIED LANDING:
part galleried over the stairwell, ceiling light point, loft access hatch (with pull down ladder, light. power and boarded flooring). Stripped pine panelled doors with brass door furniture and moulded architraves, opening to:-

BEDROOM 5:  17' 5'' x 16' 3'' (5.30m x 4.95m)
high sloping ceiling with large double glazed dormer style window enjoying attractive views over neighbouring gardens, chimney breast with recesses to either side, moulded skirtings, radiator, ceiling light point.

BEDROOM 6:  17' 6'' x 10' 8'' (5.33m x 3.25m)
a large bedroom big enough for a table tennis table, large double glazed dormer style window to the front elevation, chimney breast with recesses to either side, raised height internal window over the stairwell, moulded skirtings, radiator, ceiling light point. Door to:-

LOFT STORAGE ROOM:
space and plumbing for washer/dryer with worktop above and fitted shelf, two light points.

FAMILY BATH/SHOWER ROOM/WC:
corner shower cubicle with wall mounted shower unit and handheld shower attachment. Panelled bath with mixer tap and shower attachment. Low level dual flush wc with concealed cistern. Wash hand basin with mixer tap and double opening cupboard below. Tiled flooring and majority tiled walls, heated towel rail/radiator, mirrored cupboard, inset ceiling downlights, Velux window to the side elevation.

OUTSIDE

FRONT GARDEN:  27' 0'' x 19' 0'' (8.22m x 5.79m)
level and principally laid to lawn with deep shrub border featuring an array of flowering plants and mature shrubs, enclosed within low brick/stone walls with wrought iron balustrade to the front and to one side. Stone paved pathway leads alongside the house with wrought iron pedestrian gate giving side access to the rear garden.

REAR GARDEN:  50' 0'' x 27' 0'' (15.23m x 8.22m)
by virtue of its situation on the road the garden enjoys a good amount of privacy as it backs onto the neighbouring gardens of the houses on Bayswater Avenue. Immediately to the rear of the house and accessed via the kitchen there is a large stone paved patio with ample space for garden furniture, potted plants and barbequing etc. To the rear of the kitchen there is an open but covered store, perfect for bicycles, with adjoining storage cupboard housing the hot water tank. A shallow flight of steps up to the remainder of the garden which is level and principally laid to lawn having borders on all three sides and further enclosed by stone walling that features established climbing plants. Heat Pump, outside water tap, stylish water butt and lighting.

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: F