GROUND FLOOR

APPROACH:
via a discreet gated entrance from Downs Park East, a pathway leads through the attractive front gardens to a covered central entrance porch and the main entrance to the property.

RECEPTION HALLWAY: 14' 9'' x 13' 5'' (4.49m x 4.09m)
a wonderful welcoming central reception hall featuring an original staircase rising to the first floor landing with understairs cloaks storage cupboard. Oak flooring, ceiling coving, recessed entrance matting, window to the front providing excellent natural light. Doors lead off to the principal reception rooms, home office and cloakroom/WC.

SITTING ROOM: 20' 1'' x 15' 0'' (6.12m x 4.57m)
a generous bay fronted reception room enjoying lovely views across the extensive level gardens. High ceilings with ceiling coving, original parquet flooring, woodburning stove, radiators and further double glazed windows to the side.

FAMILY ROOM: 16' 8'' into bay x 14' 11'' (5.08m x 4.54m)
an elegant second reception room with a wide bay window overlooking the gardens. Original parquet flooring, high ceilings with ceiling coving and picture rail, feature fireplace with gas fire. Wide opening creating a sociable connection through to the kitchen/dining room. Double glazed doors provide direct access to the garden.

KITCHEN/DINING ROOM: 26' 9'' x 11' 7'' (8.15m x 3.53m)
a quality shaker style fitted kitchen with an extensive range of units complemented by Corian work surfaces and an inset 1 ½ bowl sink unit. Integrated appliances include double ovens and a dishwasher, together with space for an American-style fridge/freezer. Underfloor heating. A breakfast bar provides informal seating and opens into the dining area, which comfortably accommodates a dining table and chairs. Sliding doors overlook the gardens, with a further window to the rear and a door leading to the utility room.

UTILITY ROOM: 8' 1'' x 5' 9'' (2.46m x 1.75m)
a practical utility space fitted with additional storage units and work surfaces incorporating a sink. Appliance space and plumbing for washing machine and tumble dryer. Wall mounted gas central heating boiler. Part glazed door providing access to the rear courtyard area.

CONSERVATORY: 16' 1'' x 11' 10'' (4.90m x 3.60m)
a bright conservatory/sunroom extending from the kitchen and providing direct access onto the sunny gardens. Floor mounted radiator. Part glazed door leading to the annex/reception room.

ANNEX/RECEPTION ROOM 5: 22' 7'' x 9' 10'' (6.88m x 2.99m)
an exceptionally versatile room tucked away from the main accommodation, suitable for a variety of uses including guest accommodation, games room, gym, hobbies room or work from home space. Double glazed window and a radiator.

HOME OFFICE: 12' 0'' x 8' 3'' (3.65m x 2.51m)
a well-proportioned office overlooking the driveway and Downs Park East. High ceilings, parquet flooring, radiator and a double glazed window to the front.

CLOAKROOM/WC:
fitted with a pedestal wash basin and low level wc, complemented by part tiled walls, tiled flooring and a radiator.

FIRST FLOOR

LANDING:
an impressively spacious central landing with dormer window overlooking the gardens. High ceilings, picture rail and original stripped period doors leading to all principal rooms. Airing cupboard with fitted shelving and a further cupboard housing the hot water cylinder. Loft ladder giving access to the loft space.

BEDROOM 1: 16' 9'' into bay x 15' 0'' (5.10m x 4.57m)
a superb principal bedroom enjoying a wide bay window overlooking the expansive gardens. High ceilings with ceiling coving, exposed painted floorboards, further double glazed window to the front and two radiators.

BEDROOM 2: 16' 8'' into bay x 14' 11'' (5.08m x 4.54m)
a substantial double bedroom with high ceilings, ceiling coving, picture rail, wide bay window overlooking the gardens, additional rear window and two radiators.

BEDROOM 3: 11' 9'' x 11' 7'' (3.58m x 3.53m)
double bedroom with high ceilings, picture rail, double glazed window and a radiator.

BEDROOM 4: 11' 8'' x 10' 11'' (3.55m x 3.32m)
another comfortable double bedroom with bay window to the front, high ceilings, picture rail and a radiator.

FAMILY BATHROOM/WC 1: 9' 10'' x 8' 4'' (2.99m x 2.54m)
well-appointed suite comprising a double-ended bath, separate shower enclosure, low level wc and pedestal wash basin. Heated towel rail, inset spotlights and an obscure glazed window.

FAMILY BATHROOM/WC 2: 10' 5'' x 8' 2'' (3.17m x 2.49m)
fitted with a Jacuzzi bath, shower enclosure, low level wc and pedestal wash basin. Double glazed windows to the rear and side, inset spotlights, extractor fan and a heated towel rail.

OUTSIDE

GARDENS: 100' 0'' x 60' 0'' widening to 100'0 max (30.46m x 18.27m/30.48m)
an exceptional rear garden enjoying a sunny southerly orientation, a sense of privacy and extensive level lawned areas framed by mature trees, shrubs and established planting. Immediately adjoining the conservatory and kitchen/dining room is a generous patio seating area, ideal for outdoor entertaining and family enjoyment. A pathway continues behind the house to a useful courtyard area currently utilised for recycling and storage.

OFF ROAD PARKING AND GARAGE:
The property benefits from off-road parking accessed via double gates from Downs Park East, leading to a detached single garage. There is significant space at this side of the property which would provide space for further parking.

Garage: 15' 4'' x 8' 8'' approx internal measurements (4.67m x 2.64m)
double doors to the front, power and light.

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: G