GROUND FLOOR

APPROACH:
via a driveway providing off road parking for one vehicle, with a pathway leading off through the front garden and up the right hand side of the property where you will find the door into the entrance porch a short way along.

ENTRANCE PORCH:
glazed roof, part glazed period door with glazed panels beside and over leading through into the main central entrance hallway. Further door providing a handy access straight through to the rear garden.

ENTRANCE HALLWAY:  23' 6'' x 6' 6'' (7.16m x 1.98m)
a wide welcoming entrance hallway with wonderful high ceilings, original ceiling cornicing, picture rail, radiator, exposed stripped floorboards, staircase rising to first floor landing with steps beneath descending into the lower ground floor cellar rooms. Doors off to the three reception rooms and the kitchen/breakfast room.

SITTING ROOM: 17' 0'' x 14' 5'' (5.18m x 4.39m)
a wide bay fronted sitting room with double glazed sash windows, high ceilings, detailed ceiling cornicing, central ceiling rose and picture rail. Attractive cast iron period fireplace with marble surround and slate hearth. Tall skirting boards and a radiator.

RECEPTION 2: 16' 10'' x 14' 6'' (5.13m x 4.42m)
a generous second reception room, perfect for a dining room, music room or child’s playroom, with three tall sash windows to rear taking in a lovely outlook over the rear garden. Beautiful built-in bookcases and a radiator.

RECEPTION 3: 13' 10'' x 9' 0'' (4.21m x 2.74m)
high ceilings with ceiling coving, picture rail, period fireplace, original floorboards and sash window to front.

KITCHEN/BREAKFAST ROOM: 14' 0'' x 9' 2'' (4.26m x 2.79m)
a fitted kitchen comprising base and eye level cupboards and drawers with roll edged worktop, inset 1 ½ bowl sink and drainer unit. Plumbing and appliance space for cooker, fridge and freezer. Overhanging breakfast bar providing seating, window to rear and part glazed door to rear accessing a raised decked terrace with steps leading down into the rear garden.

LOWER GROUND FLOOR
Accessed from the entrance hall via steps leading down into:-

CELLAR/UTILITY ROOM: 17' 1'' x 13' 5'' (5.20m x 4.09m)
a useful cellar/workshop space with plumbing for washing machine, Vaillant gas central heating boiler, power, light and French doors to rear accessing the rear garden.

FIRST FLOOR

LANDING:
a central landing with doors off to three double bedrooms, family bathroom and off to bedroom 4 (off lower mezzanine landing). Staircase continues up to the second floor.

BEDROOM 1: 15' 10'' x 14' 6'' (4.82m x 4.42m)
with wide bay to front comprising four double glazed sash windows, high ceilings, ceiling coving, picture rail and a radiator.

BEDROOM 2: 14' 4'' x 14' 4'' (4.37m x 4.37m)
a double bedroom with high ceilings, picture rail. Two large sash windows to rear, offering an outlook over rear and neighbouring gardens towards Elton Road behind. Period fireplace and a radiator. Door accessing:-

En-Suite Shower Room/WC:
white suite comprising an electric shower, low level wc and pedestal wash basin.

BEDROOM 3:  11' 1'' x 9' 5'' (3.38m x 2.87m)
a pretty bedroom with high ceilings, picture rail, period fireplace, exposed stripped floorboards and French doors to front accessing a sunny balcony.

BEDROOM 4: 13' 9'' x 9' 6'' (4.19m x 2.89m)
sash window to rear, offering a similar outlook as bedroom 2. Period fireplace and exposed stripped floorboards.

FAMILY BATHROOM/WC:
a generous sized family bathroom comprising double ended panelled bath, low level wc, pedestal wash basin and a corner shower enclosure with system fed shower. Tiled walls, exposed floorboards and two sash windows to side.

SECOND FLOOR

LANDING:
skylight window providing natural light through the landing and stairwell, door off to bedroom 5 (off mezzanine landing) and bedroom 6, as well as a high level storage cupboard.

BEDROOM 5: 14' 0'' x 9' 9'' (4.26m x 2.97m)
a double bedroom with dormer to rear with sash window and a radiator.

BEDROOM 6: 14' 7'' x 13' 6'' (4.44m x 4.11m)
dormer to side with double glazed windows, radiator, low level hatches accessing eaves storage. Door accessing:-

En-Suite Shower Room/WC:
shower enclosure, low level wc and pedestal wash basin.

OUTSIDE

FRONT GARDEN & OFF ROAD PARKING:
a pretty front garden with plenty of foliage, off-road parking and a pathway leading up the right hand side of the building to the entrance porch.

REAR GARDEN: 66' 0'' x 30' 0'' (20.10m x 9.14m)
a glorious and good sized garden with a natural feel full of plant life and interesting features including a bridge over the local brook, a lily pond. To the top of the garden there is a raised section with a sedum roof pergola providing a lovely vista over the garden back towards the property.

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: E