GROUND FLOOR

APPROACH:
from the street through wrought iron gate, up shallow flight of steps over stone chipped pathway, which intersects the front and side gardens, up to covered storm porch on three sides of the house. A three-panelled glazed wooden door with single step and outside light opens to:-

ENTRANCE HALLWAY:
a very short hallway flanked by a pair of reception rooms with straight staircase rising to first floor landing. Wood effect flooring continues from this area into both adjacent rooms.

SITTING ROOM:  15' 7'' x 12' 10'' (4.75m x 3.91m)
bay fronted sitting room with wood framed windows overlooking front garden with dual aspect from the additional wood framed side windows overlooking side garden. Wood effect flooring continues, fireplace with decorative surround, picture rail, Virgin media connection and radiator.

DINING ROOM:  15' 7'' x 13' 11'' (4.75m x 4.24m)
wood effect flooring continues, open plan with adjacent kitchen but described separately, natural light from a pair of wood framed windows overlooking the side garden, radiator, picture rail and ample space for central dining table.

Understairs Storage Cupboard:
a walk-in storage cupboard with lighting.

KITCHEN/BREAKFAST ROOM:  15' 1'' x 10' 3'' (4.59m x 3.12m)
tiled flooring continues, dual aspect with windows to side elevation and double French doors to rear overlooking side and rear gardens. A side area, open-plan with the main kitchen, provides space for a freestanding fridge/freezer with radiator to side and provides additional seating and breakfast area before opening to a fully fitted Schmidt kitchen (installed 2021) with eye level units with display shelving, square edged Silestone quartz worksurfaces with matching upstand, all Neff integrated appliances with full size dishwasher, electric oven with 4-ring electric hob, eye level microwave and undercounter kitchen units. Pull-out larder style storage drawers and vertical column radiator.

UTILITY ROOM:
a useful utility room between the kitchen and cloakroom. Tiled flooring and decorative tiled splashback above square edged worksurface, stainless steel sink with swan neck mixer tap over, three fixed wooden shelves, undercounter unit and space for freestanding washing machine. Small loft access hatch.

CLOAKROOM/WC:
ground floor cloakroom with tiled flooring continuing from the previous room, close coupled wc, small wall hung hand basin, radiator, tongue and groove wood clad walls to half wall height and an extractor fan.

FIRST FLOOR

LANDING:
U-shaped landing with polished wooden flooring and double-glazed wood framed Velux skylight and a radiator.

Airing Cupboard:
airing cupboard with wood slatted shelving and Worcester Green Star 4000 30kw combi boiler (installed in 2024).

BEDROOM 1:  14' 4'' x 8' 10'' (4.37m x 2.69m)
wood framed windows to side elevation overlooking the side garden with radiator below, polished wooden flooring continues, wood slatted doors open to a pair of built-in wardrobes and picture rail.

BEDROOM 2:  10' 9'' x 9' 9'' (3.27m x 2.97m)
wooden flooring and a dual aspect from windows to front and side elevations, radiator and picture rail.

Substantial Integrated Wardrobe:
containing a pair of clothes rails.

BEDROOM 3:  9' 3'' x 6' 6'' (2.82m x 1.98m)
wood framed window to rear elevation overlooking the garden with radiator below and picture rail.

SHOWER ROOM/WC:
a 2023 installed bathroom with obscured wooden window to front elevation with fully tiled sill extending to a tiled shower enclosure with raised tray, mixer shower, hose and rain head, wc with concealed cistern forming part of a vanity unit with hand basin and mixer tap. Mirrored medicine cabinet, further cabinet to side, matching tiled flooring and heated towel rail.

OUTSIDE

FRONT GARDEN:
stone chipped front garden with a substantial amount of raised beds currently containing vegetable plants including runner beans, squash, sunflowers and various herbs and enjoys a sunny vista and pleasant street scene views.

SIDE GARDEN:
a walled side garden to one side with a lean-to style greenhouse, further raised beds and is generally stone chipped, several fruit trees and lavender. Towards the rear of the side garden is a small shelved potting shed.

REAR GARDEN:
largest of the three gardens and benefits from further rear pedestrian access, partially decked with a stone chipped area with further raised beds, patio and is naturally screened by a pair of large bay trees and bamboo. There is rear pedestrian access onto the lane behind.

GARDEN OFFICE:  16' 2'' x 11' 5'' (4.92m x 3.48m)
a wooden clad insulated 17 sq. m. garden studio office with power, lighting, electric radiator, water supply, a pair of skylights and double glazed folding doors opening onto the garden.

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: D