GROUND FLOOR

APPROACH:
via a driveway providing off-road parking for at least 1 vehicle, the driveway leads beside a level courtyard front garden and continues into a path where you will find the main front door to the house.

ENTRANCE HALLWAY:
a welcoming entrance hallway with wonderful high ceilings, ceiling coving and staircase rising to the first floor landing, large window to the side provides plenty of natural light through the landing and stairwell. A door accesses an understairs lobby with further access out onto the side pathway and door accessing an understairs storage cupboard. Further doors lead off the entrance hallway to the sitting room, reception 2/dining room, reception 3/breakfast room (which in turn leads through to the kitchen) and a cloakroom/wc.

SITTING ROOM: (20' 4'' x 12' 10'') (6.19m x 3.91m)
a large bay fronted sitting room with superb high ceilings with ornate decorative mouldings, feature fireplace, bay window to front comprising 3 tall sash windows with wood panelling beneath, and radiator.

RECEPTION 2/DINING ROOM: (18' 0'' x 12' 5'') (5.48m x 3.78m)
high ceilings with decorative mouldings and picture rail, feature fireplace, radiator, serving hatch through to the breakfast room. Central French doors with glazed panels beside and over flood the room with natural light and provide handy access through to the rear garden.

RECEPTION 3/BREAKFAST ROOM: (14' 2'' x 8' 8'') (4.31m x 2.64m)
a cosy breakfast room with built in L shaped bench seating, high ceilings, sash window to rear overlooking the rear garden, serving hatch through to the dining room, radiator, built in recessed storage cupboards (one of which is an airing cupboard), thermostat control for central heating and part glazed door through to the kitchen.

KITCHEN: (19' 3'' x 9' 1'') (5.86m x 2.77m)
a hand built shaker style kitchen with wood block worktop over and inset double stainless sink and drainer unit, further Belfast style sink. Dual aspect double glazed windows to rear and side, both of which overlook the rear garden. Integrated eye level double oven. Further appliance space for fridge, freezer, washing machine and dishwasher. Various storage cupboards, 2 radiators, and stable style door accessing the rear garden.

CLOAKROOM/WC:
low level wc with concealed cistern, wash hand basin set into a counter with tiled splashbacks, radiator, coat hooks and window to front.

FIRST FLOOR

LANDING:
staircase continuing up to the second floor landing. Doors off to bedroom 1, bedroom 2 and bedroom 5/home office, further doors access the family bathroom/wc and separate wc. Radiator and a built-in cupboard housing the fuse box for electrics.

BEDROOM 1: (front) (20' 4'' x 12' 1'') (6.19m x 3.68m)
generous principal bedroom with plenty of natural light due to the bay window to front with an open aspect, high ceilings with ceiling coving and picture rail, built in wardrobes, sink with storage beneath and 2 radiators.

BEDROOM 2: (rear) (18' 2'' x 11' 5'') (5.53m x 3.48m)
double bedroom with high ceilings, picture rail, radiator, sink, and windows to rear overlooking the rear garden. Built-in cupboard in alcove.

BEDROOM 5/HOME OFFICE: (12' 2'' x 8' 7'') (3.71m x 2.61m)
a good child’s bedroom or study with sash window to rear overlooking the rear garden, sink and a radiator.

FAMILY BATHROOM/WC:
white suite comprising of panelled bath with shower over, low level wc, wash basin with storage cabinet beneath, window to front, and a chrome heated towel rail.

WC:
low level wc and window to side.

SECOND FLOOR

LANDING:
a central landing with obscured glazed windows to side providing plenty of natural light through the landing and stairwell, doors off to bedroom 3 and 4 as well as two further low-level doors accessing generous eaves storage space.

BEDROOM 3: (rear) (13' 11'' x 12' 0'') (4.24m x 3.65m)
a double bedroom with built in cupboards, radiator, and windows to rear offering views over rear and neighbouring gardens. Access hatch to loft space.

BEDROOM 4: (front) (15' 0'' x 12' 0'') (4.57m x 3.65m)
double bedroom with large windows to front providing lots of natural light, built in cupboards, sink with storage beneath, and a radiator.

OUTSIDE

OFF-ROAD PARKING & FRONT GARDEN:
the front of the property will have a driveway to provide off-road parking for 1 car with a paved courtyard front garden beside with hedge row to front and side providing privacy.

REAR GARDEN: (approx. 70' 0'' max x 30' 0'') (21.32m x 9.14m)
a good-sized level rear garden mainly laid to lawn with attractive brick paved seating area closest to the property and further paved courtyard outside of the kitchen. Outside water tap . There is a mature beech tree and handy gated rear access through the garden shed to a rear access lane providing a short cut through to Northumbria Drive and the shops of Henleaze Road, Waitrose Supermarket and the Orpheus Cinema.

PLANT ROOM: (13' 5'' x 3' 6'') (4.09m x 1.07m)
condensing gas boiler and hot water cylinder.

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