GROUND FLOOR

APPROACH:
from the head of cul-de-sac, there is a brick pavioured off-street parking space. A pathway then then ascends to the front entrance alongside the front garden. Upvc double glazed door opens to:-

ENTRANCE PORCH:
windows on three sides with part stained glass overlights, tiled effect flooring, ceiling light point. Part glazed panelled door opens to:-

RECEPTION HALL:
a most welcoming introduction with wood effect flooring, turning staircase ascending to the first floor with mahogany handrail, obscure leaded light windows to the side elevation with stained glass overlights, tall moulded skirtings, radiator, ceiling light point. Panelled doors with moulded architraves open to:-

LIVING ROOM:  14' 7'' x 11' 11'' (4.44m x 3.63m)
bay window to the front elevation comprising five windows with stained glass overlights, chimney breast with inset wood effect gas stove set upon slate hearth, recess to either side of chimney breast (both with fitted shelving and double opening cupboards), tall moulded skirtings, picture rail, simple moulded cornicing, radiator. Wide wall opening through to:-

DINING ROOM:  14' 1'' x 12' 0'' (4.29m x 3.65m)
bay window to the rear elevation comprising upvc double glazed double doors with side windows and stained glass overlights. Chimney breast with recesses to either, tall moulded skirtings, picture rail, simple moulded cornicing, two radiators, ceiling light point. Panelled door returning to the reception hall.

KITCHEN:  8' 7'' x 8' 4'' (2.61m x 2.54m)
comprehensively fitted with an array of base and eye level shaker-style units combining drawers and cabinets. Slimline roll-edged Quartz worktop surfaces with matching upstands, undermount 1½ bowl sink with swan neck mixer tap over. Integral electric double oven, 4 ring induction hob with extractor, dishwasher and washing machine. Dual aspect with windows to the side and rear elevation. Wood effect flooring with underfloor heating, tall moulded skirtings, inset ceiling downlights, understairs storage cupboard. Concealed wall mounted Worcester Bosch gas fired combination boiler. Upvc double glazed door opening externally to the side elevation.

FIRST FLOOR

LANDING:
enjoying plenty of natural light with obscure leaded light window to the side elevation with stained glass overlight. Tall moulded skirtings, picture rail, ceiling light point. Turning staircase ascends to the second floor. Panelled doors with moulded architraves open to:-

BEDROOM 1:  15' 1'' x 12' 0'' (4.59m x 3.65m)
bay window to the front elevation comprising five windows with stained glass overlights enjoying far-reaching roof top views. Chimney breast with recesses to either side (both with built-in bedroom furniture), tall moulded skirtings, picture rail, radiator, two ceiling light points.

BEDROOM 2:  12' 7'' x 11' 10'' (3.83m x 3.60m)
windows with stained glass overlights to the rear elevation overlooking the garden, chimney breast with recesses to either side (both with fitted bedroom furniture), tall moulded skirtings, radiator, picture rail, ceiling light point.

BEDROOM 3:  8' 4'' x 8' 1'' (2.54m x 2.46m)
windows with stained glass overlights to the front elevation, tall moulded skirtings, radiator, picture rail, ceiling light point.

BATHROOM/WC:
dual aspect with obscure glazed windows to the side and rear elevations having stained glass overlights. Panelled bath with mixer tap and shower attachment. Shower cubicle with wall mounted shower unit and handheld shower attachment. Low level wc with dual flush. Wash handbasin with mixer tap and double opening cupboard below. Wood effect flooring, heated towel rail, radiator, wall mounted double opening mirrored cupboard with shaver point, ceiling light point.

SECOND FLOOR

LANDING:
enjoying plenty of natural light with obscure glazed window to the side elevation to the side elevation, ceiling light point. Panelled door opening to:-

BEDROOM 4:  21' 8'' x 11' 7'' (6.60m x 3.53m)
a well configured loft conversion with max ceiling height of 8’5 having upvc double glazed double doors to the rear elevation and Juliette balcony. A pair of Velux windows to the front elevation with fitted blinds. Moulded skirtings, radiator, inset ceiling downlights, built-in wardrobe with hanging rail and walk-in style wardrobe. Panelled door with moulded architraves opens to:-

Ensuite Shower Room:
walk-in style shower cubicle with low level shower tray, wall mounted shower unit, handheld shower attachment and an overhead circular waterfall style shower. Low level dual flush wc. wash handbasin with mixer tap and drawers below. Mosaic effect tiled flooring and majority tiled walls, Velux window to the rear elevation, heated towel rail/radiator, inset ceiling downlights, extractor fan.

OUTSIDE

OFF-STREET PARKING:
brick pavioured driveway parking for one car.

FRONT GARDEN:
a level section of lawn with front border featuring flowering roses and useful bike store. Gated side access to:-

REAR GARDEN:  31' 0'' x 25' 0'' (9.44m x 7.61m)
the garden comprises a shaped lawn and two sitting out areas with ample space for garden furniture, potted plants and barbecuing etc., having deep shrub borders featuring an array of flowering plants, mature shrubs and specimen trees. Two useful garden sheds and pedestrian gate onto rear access lane. Outside water tap 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: D