GROUND FLOOR

APPROACH:
via gated entrance and steps rising up beside the front garden towards the level of the house, where there is a fantastic sunny westerly facing decked terrace with pathway beside leading up towards the main front door to the house.

ENTRANCE HALLWAY:
a welcoming entrance hallway with wood flooring, inset floor mat, inset spotlights, radiator, door accessing generous recessed cloaks storage cupboard. Further doors lead through to the through lounge/dining room, kitchen/breakfast room and ground floor cloakroom/wc. Utility cupboard housing plumbing and appliance space for washing machine and dryer.

THROUGH LOUNGE/DINING ROOM:
measured and described separately as follows:-

Sitting Room: (18' 8'' x 15' 9'' max into bay) (5.69m x 4.80m)
a good sized family sitting room with wide bay to front comprising windows to the side and three central bi-folding doors offering a wonderful outlook over the terraced front gardens and through the rooftops of Westbury on Trym towards the trees in the Blaise Castle Estate. Wood flooring, inset spotlights. Contemporary chimney recess with woodburning stove and slate hearth. Vertical anthracite grey radiators. Wide wall opening connecting through to:-

Dining Room: (12' 4'' x 10' 1'') (3.76m x 3.07m)
a second reception room with dual aspect double glazed windows to front and rear overlooking the gardens, contemporary upright radiators, inset spotlights, wood flooring. Wide wall opening connecting through to:-

KITCHEN/BREAKFAST ROOM: (18' 6'' x 10' 4'') (5.63m x 3.15m)
a gorgeous modern fitted kitchen comprising base and eye level handle-less units with white quartz worktop over and inset stainless steel sink and drainer. Built-in appliances including AEG eye level double oven, 5 ring gas hob and chimney hood over. Wood flooring, inset spotlights, peninsular with overhanging breakfast bar, double glazed windows to rear, double glazed door to sides accessing the gardens. Radiator.

CLOAKROOM/WC:
low level wc, small wash basin with storage cabinet beneath, tiled floor, part tiled walls.

FIRST FLOOR

LANDING:
double glazed window to side providing plenty of natural light through the landing and stairwell, double doors accessing a useful recessed storage cupboard. Doors leading off to all four double bedrooms and family bathroom. Loft hatch accessing loft storage space. Contemporary upright radiator.

BEDROOM 1: (13' 2'' x 12' 5'') (4.01m x 3.78m)
a double bedroom with inset spotlights, radiator, dual aspect double glazed windows to front and rear.

BEDROOM 2/GUEST ROOM: (rear) (12' 8'' x 10' 4'') (3.86m x 3.15m)
a double bedroom with inset spotlights, double glazed windows to rear, small radiator. Door accessing:-

En-Suite Shower Room/WC: (10' 5'' x 5' 6'' max into recess) (3.17m x 1.68m)
a smart shower room with a white suite comprising an oversized shower enclosure with system fed shower, low level wc and wall mounted wash basin. Tiled walls, tiled floor, heated towel rail, inset spotlight.

BEDROOM 3: (front) (13' 5'' x 9' 1'') (4.09m x 2.77m)
a double bedroom with inset spotlights, radiator, double glazed windows to front offering an incredible outlook over rooftops of surrounding buildings and over Westbury on Trym towards the trees in Blaise Castle Estate and Abbots Leigh.

BEDROOM 4: (front) (13' 4'' x 9' 2'') (4.06m x 2.79m)
a double bedroom with radiator, double glazed window to front offering a similar outlook as bedroom 3, inset spotlights.

BATHROOM/WC: (7' 1'' x 5' 2'') (2.16m x 1.57m)
white suite comprising panelled bath with mixer taps and shower attachment, low level wc, wall mounted wash basin with recessed shelf and built-in mirror over. Double glazed window to side, inset spotlight and extractor fan.

OUTSIDE

GARAGE: (16' 4'' x 8' 8'') (4.97m x 2.64m)
there is a single garage to the front of the house with timber doors and a dropped kerb in front, allowing the owners to block in the front of the garage with a car.

GARDENS:

Front:
terraced front gardens with wonderful views attracting much of the afternoon and early evening summer sunshine, with a raised decked terrace closest to the property and steps down to an area of astroturf. Pathways lead up either side of the property to the:-

Rear:
sunken paved seating area closest to the kitchen/dining room. Steps lead up to a raised artificial lawned section of grass with raised railway sleeper borders. Various plants and climbers. Handy gated access onto a pedestrian lane leading up to Westbury Road (opposite Redmaids School), perfect for walking to Westbury Village and Henleaze High Street.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents, 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. We understand that there is a perpetual yearly rent charge of £8.8s.0d p.a. This information should be checked with your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: F.

PLEASE NOTE:
1. Anti Money Laundering Regulations: when agreeing a sale of a property we are required to see both proof of identification for all buyers and confirmation of funding arrangements.
2. Energy Performance Certificate: It is unlawful to rent out a property which breaches the requirement for a minimum E rating, unless there is an applicable exemption. The energy performance rating of a property can be upgraded on completion of certain energy efficiency improvements. Please visit the following website for further details:
https://www.gov.uk/government/publications/the-private-rented-property-minimum-standard-landlord-guidance-documents
3. The photographs may have been taken using a wide angle lens.
4. Any services, heating systems, appliances or installations referred to in these particulars have not been tested and no warranty can be given that these are in working order. Whilst we believe these particulars to be correct we would be pleased to check any information of particular importance to you.
5. We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation or give any warranty in relation to the property and we have no authority to do so on behalf of the seller.
6. Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property.
7. Any floor plans provided are not drawn to scale and are produced as an indicative rough guide only to help illustrate and identify the general layout of the property.
8. Any reference to alterations to, or use of, any part of the property is not a statement that any necessary planning, building regulations, listed buildings or other consents have been obtained. These matters must be verified by any intending buyer.
9. Please be aware that firstly, areas of first priority (AFP) for schools do change and, secondly, just because a property is located within an AFP this does not mean schooling is guaranteed for resident children. Please make appropriate enquiries of the local authority to ensure you are fully aware of the exact position prior to exchange of contracts.