GROUND FLOOR

APPROACH:
from the pavement the property is accessed over four concrete steps which ascend to a six-panelled wooden front door with glass inserts, which subsequently leads into:-

ENTRANCE VESTIBULE:
with inlaid door mat and moulded skirting boards. Secondary wooden door with glass insert leads into:-

ENTRANCE HALLWAY:
a bright and wide entrance hallway providing access off to the principal rooms of this floor, including the living room and subsequently through to the dining room and kitchen which leads through to the bathroom. Beautiful stripped wooden floorboards, moulded skirting boards, gas radiator, ceiling light point, smoke alarm, cupboard housing the electric meters. Door leads off left to:-

LIVING ROOM: (13' 0'' x 12' 6'') (3.96m x 3.81m)
plenty of natural light coming in through from the front elevation via glazed windows set into bay, laid with beautiful stripped wooden floorboards, gas radiator, tv point, internet point, ceiling light point.

DINING ROOM: (15' 9'' x 13' 0'') (4.80m x 3.96m)
laid with beautiful stripped wooden floorboards, moulded skirting boards, fixed cupboards with integrated shelving units above, ceiling light point, upvc double glazed French doors leading out to the garden. Carpeted staircase rising to the first floor landing. Wooden step descends down to:-

KITCHEN: (11' 7'' x 8' 5'') (3.53m x 2.56m)
fitted with an array of wall, base and drawer units with beautiful square edged wooden worktops, inset ceramic 1 ½ bowl sink with stainless steel swan neck mixer tap over and integrated drainer unit to side, decorative square tiled splashbacks, space for freestanding fridge/freezer, exposed wall mounted Worcester combi boiler (recently replaced by the current owners). Gas oven with 4 ring hob and overhead extractor hood. Space for freestanding washer, dryer and dishwasher. Light coming through via the side elevation via a large double glazed window with leafy outlook over the garden. Ceiling light point. Laid with decorative laminate tiled flooring. Wooden door leads through to:-

BATHROOM/WC:
laid with decorative laminate tiled flooring, low level wc, panelled bath with decorative splashbacks, glass shower screen and wall mounted stainless steel shower head with controls, floor standing hand wash basin with stainless steel taps, stainless steel towel radiator, extractor fan, ceiling light point. Light coming through from the side and rear elevations via frosted double glazed windows, moulded skirting boards.

FIRST FLOOR

LANDING:
a very wide landing of this beautiful house providing access off to the three double bedrooms on this floor. Ceiling light point. Loft hatch providing access into large loft space with scope for loft conversion (subject to any necessary consents).

BEDROOM 1: (15' 10'' x 11' 5'') (4.82m x 3.48m)
an exceptionally well proportioned double bedroom which spans the width of the house, laid with fitted carpet, gas radiator, moulded skirting boards, ceiling light point, dado rail, space for freestanding large wardrobes as well as desk etc. Plenty of natural light coming in through the front elevation via two large double glazed windows with leafy outlook over street scene.

BEDROOM 2: (13' 0'' x 10' 5'') (3.96m x 3.17m)
a generous double bedroom with easily enough space for a king size bed, desk and wardrobes depending upon ones needs; laid with fitted carpet, gas radiator, plenty of natural light coming in through the rear elevation via double glazed window with leafy outlook over the rear garden, cast iron fireplace, moulded skirting boards, ceiling light point.

BEDROOM 3: (11' 9'' x 8' 6'') (3.58m x 2.59m)
a good sized double bedroom laid with fitted carpet, moulded skirting boards, ceiling light point. Plenty of light coming in from the rear elevation via upvc double glazed window with leafy outlook over the garden.

Loft Space:
accessed via large hatch with drop down ladder from landing. A well-insulated space with a large area of the floor creating good additional storage space.

OUTSIDE

FRONT GARDEN:
courtyard style front garden with brick boundary walls, gas meter and four steps leading up to the main entrance to the property. Side access lane providing access through to the rear garden.

REAR GARDEN:
an exceptionally well proportioned (approx. 60ft/18.29m) rear garden which benefits from a westerly aspect. At the side of the property there is wooden decking, a bicycle shed and wooden gate providing access into a side alley with access back through to the front of the property. The remainder of the garden being laid to grass turf, wooden fenced borders to all sides, wooden shed at rear of garden, water butt.

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. This information should be checked with your legal adviser.

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