GROUND FLOOR

APPROACH:
via brick paved driveway affording off road parking for two family sized cars. There is a pathway leading off the driveway beside a level lawned front garden leading to the attractive covered entrance and main front door to the house.

ENTRANCE HALLWAY:
a welcoming entrance hall with staircase sweeping up to a galleried first floor landing, part glazed double doors leading off to the sitting room and dining room/reception 2. Further doors accessing kitchen/breakfast room and a ground floor cloakroom/wc. Ceiling coving, picture rail and a radiator.

SITTING ROOM: 27' 4'' x 11' 8'' (8.32m x 3.55m)
an impressive through reception room spanning the depth of the property with a bay window to front comprising double glazing, feature fireplace with windows either side and three bi-folding doors providing a seamless access out onto the level south-easterly facing rear garden. Ceiling coving, picture rail and radiators.

DINING ROOM/RECEPTION 2: (rear) 14' 10'' x 10' 6'' (4.52m x 3.20m)
a good sized second reception room with attractive bow bay window to rear comprising double glazed windows overlooking the rear garden. Ceiling coving, picture rail and a radiator.

KITCHEN/BREAKFAST ROOM: 16' 1'' x 13' 8'' (4.90m x 4.16m)
a modern fitted kitchen comprising base and eye level gloss white units with granite worksurfaces over and inset 1 ½ bowl sink with waste disposal and drainer unit. Integrated appliances including Bosch eye level ovens, dishwasher, tall larder fridge and separate freezer. Various cupboards and drawers, an overhanging breakfast bar providing seating. Contemporary upright radiator, double glazed windows to rear, two bi-folding doors to rear also access the rear garden. A door leads off into:-

Utility Room:
a range of base and eye level gloss white units with roll edged worktop over and inset sink and drainer unit, plumbing and appliance space for a washing machine and drinks fridge, wall mounted Worcester gas central heating boiler and a radiator. Part glazed door to side providing access out onto the side return section of the rear garden, where there is also gated access through to the front and driveway.

CLOAKROOM/WC:
low level wc with concealed cistern, wash hand basin, part tiled walls, tiled floor, double glazed window to front and a radiator.

FIRST FLOOR

LANDING:
an impressive split galleried landing with double glazed window to front providing plenty of natural light through the landing and stairwell. Doors off to bedroom 1 and bedroom 3 off the front landing. Off the rear landing there are doors off to bedroom 2, bedroom 4, bedroom 5 and family bathroom. Doors access a recessed airing cupboard with built-in slatted shelving and hot water tank. Access to partially boarded attic.

BEDROOM 1: (front) 15' 7'' x 12' 4'' (4.75m x 3.76m)
a double bedroom with built-in wardrobes, bay windows to front comprising double glazing with further double glazed window beside and a radiator. Door accessing:-

En-Suite Shower Room/WC:
white suite comprising shower enclosure, pedestal wash basin, low level wc, heated towel rail, Porcelanosa tiled walls and tiled floor, extractor fan and a double glazed window to front.

BEDROOM 2: (rear) 14' 8'' x 14' 1'' (4.47m x 4.29m)
a double bedroom with ceiling coving, double glazed windows overlooking the rear garden, built-in wardrobes and a radiator. Door accessing:-

En-Suite Shower Room/WC
a smart modern en-suite with Porcelanosa fittings including a shower enclosure, low level wc, wash hand basin with storage drawer beneath, tiled walls and tiled floor, heated towel rail and a double glazed window to rear.

BEDROOM 3: (front) 14' 1'' x 12' 0'' (4.29m x 3.65m)
a double bedroom with ceiling coving, built-in wardrobe, radiator and a double glazed bay window to front.

BEDROOM 4: (rear) 12' 9'' x 9' 0'' (3.88m x 2.74m)
a double bedroom with built-in wardrobe, ceiling coving, double glazed window to rear, overlooking the rear garden, and a radiator.

BEDROOM 5: (rear) 10' 11'' x 9' 0'' (3.32m x 2.74m)
a smaller double bedroom, currently used as a home office, with built-in wardrobe, ceiling coving, radiator, built-in desk and wall cabinets. Double glazed windows to rear, overlooking the rear garden.

FAMILY BATHROOM/WC:
a white suite with Villeroy & Boch fittings comprising a jacuzzi bath, low level wc with concealed cistern and a wash hand basin with open shelving beneath. Contemporary upright radiator, part tiled walls, heated towel rail, inset spotlights and double glazed windows to side.

OUTSIDE

FRONT GARDEN & DRIVEWAY OFF ROAD PARKING:
the property enjoys an attractive frontage set back from the road with a level lawned garden with deep flower borders containing various plants and shrubs, block paved providing off-road parking for two cars approaching the double garage.

DOUBLE GARAGE: 18' 4'' x 17' 0'' (5.58m x 5.18m)
a good sized garage, providing excellent storage and further space for vehicles, if required.

REAR GARDEN: approx. 55' 0'' across x 41' 0'' in depth (16.75m x 12.49m)
a gorgeous level south-easterly facing rear garden with generous paved seating areas closest to the property, lawned sections with mature flower borders containing various plants and trees, outdoor tap, handy gated side accessways through to the front of the property.

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