GROUND FLOOR

APPROACH:
from the pavement, a dwarf stone wall with wrought iron railings and pedestrian gate opening onto a pathway leading to the front entrance. Sold wood panelled front door with brass door furniture and stained glass fanlight, opening to:-

ENTRANCE VESTIBULE:
tall moulded skirtings, dado rail, ornate moulded cornicing, coat hooks. Part glazed wooden door with overlight, opening to:-

RECEPTION HALL:
exposed wooden floorboards, elegant staircase ascending to the first floor with handrail and ornately carved spindles, tall moulded skirtings, dado rail, ornate moulded cornicing, radiator, ceiling light point, inset ceiling downlight. Part glazed wooden door opening through to the open plan kitchen family entertaining space. Panelled doors with moulded architraves, opening to:-

SITTING ROOM:  15' 5'' x 12' 11'' (4.70m x 3.93m)
a gracious principal reception room, having virtually full width bay window to the front elevation comprising four tall windows. Central period fireplace with open fire, cast iron grate, decorative tiled slips, ornately carved wooden mantle piece and slate hearth. Recesses to either side of the chimney breast (one with base level double opening cupboard), exposed wooden floorboards, tall moulded skirtings, picture rail, simple moulded cornicing, radiator, ceiling light point.

DINING ROOM/PLAYROOM/HOME OFFICE:  13' 2'' x 11' 4'' (4.01m x 3.45m)
exposed wooden floorboards, tall moulded skirtings, picture rail, simple moulded cornicing, chimney breast with recesses to either side (both with fitted book shelving), built in shelving with double opening cupboards below, ceiling light point. Multi-paned double doors opening to:-

OPEN-PLAN KITCHEN/FAMILY/ENTERTAINING SPACE:  22' 11'' x 17' 1'' (6.98m x 5.20m)
comprehensively fitted with an array of shaker style base and eye level units combining drawers, cabinets and wine rack. Roll edged granite worktop surfaces with matching upstands plus undermount double sink with swan neck mixer tap over. Integral Britannia range cooker comprising double oven, pan storage, 6 ring gas hob, stainless steel splashback and canopy extractor hood. Integral dishwasher and washing machine. Space and plumbing for an American style fridge/freezer. Space for wine cooler. Majority engineered oak flooring with tiled flooring to the kitchen section, inset ceiling downlights, radiator, ample space for table and chairs, three wall light points, two windows overlooking the rear garden with south westerly orientation plus Velux windows above. Upvc double glazed side return extension with upvc double glazed double doors overlooking and opening externally to the rear garden. Wall mounted Worcester Bosch gas fire combination boiler. Useful understairs cupboard with shelving and space for tumble dryer.

FIRST FLOOR

SPLIT LEVEL LANDING:
tall moulded skirtings, dado rail, inset ceiling downlights, loft access with pull down ladder to boarded loft space with lighting. Staircase ascending to the second floor with handrail and ornately carved spindles. Panelled doors with moulded architraves, opening to:-

BEDROOM 2:  17' 3'' x 15' 2'' (5.25m x 4.62m)
bay window to the front elevation comprising four tall windows with additional window also to the front elevation. Period fireplace with cast iron grate and surround, decorative tiled slips and an ornately carved slate mantle piece. Recesses to either side of the chimney breast, tall moulded skirtings, picture rail, simple moulded cornicing, radiator, ceiling light point.

BEDROOM 3:  13' 2'' x 11' 5'' (4.01m x 3.48m)
tall window overlooking the rear garden, central ornate cast iron fireplace with recesses to either side of the chimney breast (one with double opening wardrobe and the other with shelving), moulded skirtings, additional built in wardrobes with cupboards above, radiator, ceiling light point.

BEDROOM 4:  11' 9'' x 10' 6'' (3.58m x 3.20m)
window overlooking the rear garden with south westerly orientation and radiator below. Ornate cast iron fireplace with recesses to either side of the chimney breast (one with fitted book shelving), moulded skirtings, ceiling light point.

BATHROOM/WC:  6' 5'' x 5' 6'' (1.95m x 1.68m)
panelled bath with mixer tap and telephone style shower attachment plus wall mounted shower unit and hand held shower attachment. Pedestal wash hand basin with hot and cold water taps and splashback tiling. Low level flush wc. Tiled flooring and partially tiled walls, obscure glazed window to the side elevation, heated towel rail/radiator, moulded skirtings, fitted shelving, ceiling light point.

SECOND FLOOR

LANDING:
enjoying plenty of natural light via a window to the rear elevation, inset ceiling downlight. Door to:-

BEDROOM 1:  17' 9'' x 10' 8'' (5.41m x 3.25m)
dual aspect with two Velux windows to the front elevation plus double glazed double doors opening to a south westerly facing Juliette balcony. Inset ceiling downlights, radiator, built in double opening wardrobe, two eaves storage cupboards. Door to:-

En-Suite Shower Room/wc:  11' 6'' x 5' 6'' (3.50m x 1.68m)
walk in style shower with low level shower tray, glass shower screen, built in shower unit and hand held shower attachment. Low level dual flush wc. Wash stand with circular wash hand basin and built in mixer tap plus cupboard and drawers below. Tiled flooring and partially tiled walls, heated towel rail/radiator, two Velux windows to the front elevation, inset ceiling downlights, extractor fan.

OUTSIDE

FRONT COURTYARD:
designed for ease of maintenance and stone chipped with built in bin/recycle store to one side.

REAR GARDEN:  41' 0'' x 17' 2'' (12.49m x 5.23m)
enjoying a sunny south westerly orientation. Immediately to the rear of the house there is a paved patio with ample space for garden furniture, potted plants and barbequing etc. The remainder of the garden is principally laid to lawn with stone chipped pathway on one side and deep shrub border on the other featuring an array of flowering plants and mature shrubs. Outside water tap and power socket plus useful garden shed and log store.

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