GROUND FLOOR

APPROACH:
via wrought iron garden gate and pathway leading through the pretty front garden towards the covered entrance and main double doors accessing the:-

ENTRANCE HALLWAY: 23' 4'' x 7' 10'' (7.11m x 2.39m)
wide, welcoming entrance hallway with high ceilings, ceiling coving picture rail and central ceiling rose, tiled flooring, radiator, dado rail, bespoke fitted understairs shoe cupboards, useful recessed coat cupboard and doors leading off the to sitting room, extended kitchen/dining/living space and cloakroom/wc.

SITTING ROOM: 20' 1'' x 15' 10'' (6.12m x 4.82m)
elegant bay fronted sitting room with high ceilings, ceiling coving, picture rail and central ceiling rose, period style fireplace with timber surround and mantel, radiators and wide bay to front comprising 5 original sash windows.

KITCHEN/DINING/LIVING ROOM: 31' 4'' x 24' 7'' (9.54m x 7.49m)
spectacular extended split level kitchen/dining/living space measured as one but described separately as follows:-

Kitchen/Dining Room:
a wonderful large family kitchen space spanning the entire width of the property with a hand built farmhouse style kitchen with granite worksurfaces over, recessed pantry cupboard with automatic lighting and built-in shelving. Inset 1½ bowl sink and drainer unit with boiling hot water tap over, integrated dishwasher, American style fridge/freezer (included), built-in wine fridges, appliance space for range cooker recessed within the chimney breast with tiled splashbacks and extractor fan over. Central island with storage drawers and breakfast bar, generous dining area with built-in bench seat to one side and corner storage cabinet. High ceilings with ceiling cornicing and picture rail, inset spotlights and speaker, underfloor heating, frameless glass balustrade with several floating oak steps leading down into the:

Extended Living Area:
a fabulous extended living space with large double glazed windows overlooking rear garden and further remote controlled Velux skylight windows over. Ample space for sitting room furniture, underfloor heating with wall mounted thermostat, door accessing the utility room, further door accesses the rear garden and low level doors access a generous under croft storage space.

UTLITY ROOM:
plumbing and appliance space for washing machine and dryer, small high level window to rear and underfloor heating.

CLOAKROOM/WC:
low level wc with concealed cistern, moulded basin with counter beside and cabinets beneath, wall mounted fuse box for electrics, tiled floor and extractor fan.

FIRST FLOOR

LANDING:
doors off to bedroom 1, bedroom 2, family bathroom/wc and bedroom 5/home office.

BEDROOM 1: 20' 1'' x 14' 3'' (6.12m x 4.34m)
large double bedroom with high ceilings, ceiling coving, wide bay to front comprising 5 sash windows, radiators and built-in wardrobes.

BEDROOM 2: 22' 3'' x 14' 4'' (6.78m x 4.37m)
large double bedroom with high ceilings, ceiling coving and picture rail, built-in wardrobes, radiator and double glazed sash windows to rear.

BEDROOM 5: 11' 1'' x 9' 6'' (3.38m x 2.89m)
attractive room with high ceilings, ceiling coving, radiator and door accessing a covered balcony to the front.

FAMILY BATHROOM/WC: 11' 8'' x 8' 6'' (3.55m x 2.59m)
luxurious and large family bathroom with white suite comprising double ended Duravit bath with floor standing mixer taps and shower attachment. Walk-in wet room style shower area with dual headed system fed shower and recessed alcove shelving. Dual washbasins set into marble counter with storage cabinets beneath and built-in heated mirrored cabinets over, heated towel rail, tiled floor, electric underfloor heating featuring Honeywell Evohome smart controls, part tiled walls and corner cupboard housing gas central heating boiler.

SECOND FLOOR

LANDING:
spacious landing with Velux skylight window providing plenty of natural light through landing and stairwell. Doors lead off to bedroom 3, bedroom 4, bedroom 6 and a second family bathroom/wc.

BEDROOM 3: 17' 6'' x 14' 5'' (5.33m x 4.39m)
large double bedroom with double glazed sash windows to front, picture rail, radiator.

BEDROOM 4: 18' 2'' x 14' 5'' (5.53m x 4.39m)
double bedroom with radiator, picture rail and double glazed sash window to rear offering far reaching views over rooftops towards east Bristol and the Bath hills.

BEDROOM 6/STUDY: 9' 5'' x 8' 4'' (2.87m x 2.54m)
child’s bedroom or study with dormer to front comprising double glazed timber framed windows, radiator.

BATHROOM/WC: 8' 10'' x 8' 0'' (2.69m x 2.44m)
white suite comprising double ended panelled bath, corner shower enclosure with dual headed system fed shower, low level wc with concealed cistern, wash handbasin with drawers beneath, shaver point, heated towel rail, electric underfloor heating, wide dormer with 2 double glazed timber framed windows to rear offering rooftop views as per bedroom 4.

OUTSIDE

FRONT GARDEN:
pretty front garden containing various plants, shrubs and ornamental tree. Space for bins and other refuse. Paved pathway leading up to covered entrance and front door.

REAR GARDEN: 52' 0'' x 24' 0'' (15.84m x 7.31m)
level south easterly facing garden mainly laid to lawn with pathway leading through and beside a raised railway sleeper border containing various plants and shrubs. Pathway continues to bottom of garden where there is a generous paved seating area, a built-in summer house with power, light and electric heating (currently used as a home gym). Mature apple tree and several steps lead down to gated rear access and further door accessing the:-

OFF STREET PARKING:
there is an allocated off-street parking space located to the rear of the property, access via Chapter Walk beside.

DOUBLE GARAGE: 19' 9'' x 19' 6'' (6.02m x 5.94m)
generous double garage with electric up and over door, pitched roof, power and light- a rare asset for a Victorian city home.

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 by 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.