GROUND FLOOR

APPROACH:
via garden gate and pathway leading beside a pretty level lawned front garden, the pathway continues up the right hand side of the property to the main front door and porch entrance.

ENTRANCE PORCH:  7' 10'' x 3' 8'' (2.39m x 1.12m)
a useful entrance added to the property in 2013, along with various other renovation works. This space has a tiled floor, coat hooks, a large Velux skylight window and a radiator. Original inner front door leading into:-

ENTRANCE HALLWAY:  15' 0'' x 6' 5'' (4.57m x 1.96m)
a welcoming central entrance hallway with high ceilings, ceiling coving, original staircase rising to first floor landing with generous understairs storage cupboards, low level meter cupboard, inset floor mat and a radiator. Doors off to sitting room and extended kitchen/dining room.

SITTING ROOM:  (front) 17' 2'' x 13' 8'' (5.22m x 4.16m)
high ceilings with original ceiling cornicing, picture rail, wide bay to front comprising double glazed sash windows. Attractive period style fireplace with inset tiles and tiled hearth, with built-in book casing and cabinets to chimney recesses. Radiator and central ceiling rose.

KITCHEN/DINING ROOM:  23' 2'' x 17' 4'' in kitchen/21’8” in living/dining area (7.06m x 5.28m/6.60m)
a fabulous extended kitchen/dining/living space flooded with natural light by the four large Velux skylight windows and large timber framed doors with glazed panels beside, overlooking the rear garden. To the kitchen there is a modern fitted kitchen comprising base and eye level gloss cream handle-less units with woodblock effect worktop over and inset 1 ½ bowl sink with water softener and drainer unit. Integrated appliances include Bosch stainless steel ovens, an induction hob with extraction over, microwave and dishwasher. Overhanging breakfast bar provides seating and a wide wall opening connects to the living/dining space, with ample space for seating and dining furniture, with central double doors connecting through to the garden. This extended (2013) kitchen/dining space also enjoys underfloor heating. Door accessing:-

UTILITY ROOM:
Velux window, plumbing and appliance space for washing machine and dryer. Door accessing:-

CLOAKROOM/WC:
low level wc with concealed cistern, small wash basin with mosaic tiled splashback, skylight window. High level cupboard housing the Worcester gas central heating boiler.

FIRST FLOOR

LANDING:
a central landing with doors leading off to two good sized double bedrooms and the family shower room/wc. Staircase continues up to the second floor landing.

BEDROOM 1:  17' 5'' max into chimney recess x 17' 1'' max into bay (5.30m x 5.20m)
high ceilings with ceiling cornicing and central ceiling rose, picture rail, feature fireplace with white marble period surround, radiator, wide bay to front comprising double glazed sash windows. Built-in book casing and storage cupboards to chimney recesses.

BEDROOM 2:  12' 4'' x 12' 0'' (3.76m x 3.66m)
a double bedroom with high ceilings, ceiling cornicing, period fireplace and a radiator. Double glazed sash windows to rear overlooking the rear garden.

FAMILY SHOWER ROOM/WC:  18' 1'' x 5' 0'' (5.51m x 1.52m)
a large family shower room renovated in 2020 including a good sized shower enclosure with dual headed system fed shower and recessed alcove shelf, low level wc with concealed cistern, two floating wall mounted Laufen sinks with Grohe mixer taps over, tiled floor with underfloor heating, part tiled walls, extractor fan, inset spotlights and heated towel rail. Two double glazed sash windows to side.

SECOND FLOOR

LANDING:
a central landing with radiator and doors off to bedroom 3, bedroom 4, bedroom 5 and further family bathroom/wc.

BEDROOM 3:  (front) 18' 1'' max into chimney recess x 14' 2'' (5.52m x 4.32m)
a good sized double bedroom with ceiling coving, contemporary upright radiator, feature fireplace and two double glazed sash windows to front.

BEDROOM 4:  (rear) 12' 11'' x 9' 4'' (3.93m x 2.85m)
a double bedroom with pretty period fireplace, radiator and a double glazed sash window to rear.

BEDROOM 5:  12' 10'' x 8' 4'' max into chimney recess (3.92m x 2.53m)
a smaller double bedroom with a double glazed sash window to rear and a radiator.

FAMILY BATHROOM/WC:
a useful second family bathroom with suite comprising panelled bath with mixer taps and shower attachment, low level wc with concealed cistern, wash hand basin set into a tiled counter, inset spotlights, extractor fan, tiled floor, part tiled walls and a sash style window to side.

OUTSIDE

FRONT GARDEN:
a pretty front garden mainly laid to lawn with hedgerow providing privacy, a green screen provides space for wheelie bin and a stone paved pathway leads up to the front door.

REAR GARDEN:  approx. 27' 0'' x 24' 0'' (8.23m x 7.31m)
a level rear garden mainly laid to artificial lawn with raised borders containing shrubs and bamboo, fenced boundaries. Half spiral staircase descending down to the access into the double garage.

DOUBLE GARAGE:  23' 10'' across x 21' 10'' max depth (7.26m x 6.65m)
the property has the rare advantage of a double garage with sliding timber framed doors with vehicular access from Elm Lane to the rear of the property. Pedestrian door for coming in with bicycle etc. The garage has power, light and water.

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, with a perpetual yearly rent charge of £7.17s.6d p.a. (not collected). This information should be checked with your legal adviser.

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