APPROACH:
from the pavement, impressive gate pillars with pedestrian pathway leading to the front entrance and railway sleeper steps which descend to the lower ground floor secondary entrance. Solid six panelled front door with fanlight and chrome door furniture, opening to:-

ENTRANCE VESTIBULE:
tessellated tiled flooring with inlaid entrance mat, moulded skirtings, simple moulded cornicing, ceiling rose and light point. Part stained glass multi-paned door with etched glass overlight, opening to:-

RECEPTION HALL:
exposed wooden floorboards, two ornate central ceiling arches, turning staircase ascending to the first floor with handrail and ornately carved spindles, with skirtings, Victorian style radiator, four ceiling light points. Turning staircase descending to the lower ground floor. Four panelled stripped pine doors with moulded architraves and brass door furniture, opening to:-

SITTING ROOM: 15' 9'' x 12' 10'' (4.80m x 3.91m)
bay window to the front elevation comprising three wooden double glazed sash windows with half height plantation style shutters. Central period fireplace with open fire, decorative tiled slips, slate hearth and an ornately carved mantle piece. Recesses to either side of the chimney breast and both with double opening cupboards and floating bookshelving. Exposed wooden floorboards, ornate moulded cornicing, ornate ceiling rose, tall moulded skirtings, ceiling light point.

BEDROOM 4/STUDY: 13' 8'' x 13' 2'' (4.16m x 4.01m)
power coated alumnium double glazed windows to the rear elevations, central cast iron fireplace with tiled slips and hearth plus marble mantle piece. Three tall internal windows through to the hallway. Exposed wooden floorboards, recesses to either side of the chimney breast, moulded skirtings, radiator, simple moulded cornicing, ornate ceiling rose, light point.

SHOWER ROOM/WC: 7' 5'' x 5' 0'' (2.26m x 1.52m)
walk in style shower with low level shower tray, shower screen, parquet style wall tiling with recess, built in shower unit and an overhead rain shower. Wash stand with marble worktop and circular sink plus mixer tap and double opening cupboard below. Low level dual flush wc with concealed cistern. Cupboard housing wall mounted Worcester Bosch gas fired system boiler. Laminate flooring, heated towel rail/radiator, power coated aluminium double glazed window to the side elevation, extractor fan, inset ceiling downlights and ceiling point.

BEDROOM 5: 14' 10'' x 8' 7'' (4.52m x 2.61m)
dual aspect with virtually floor to ceiling power coated aluminium window overlooking the rear garden plus additional window to the side elevation, vertical Victorian style radiator, inset ceiling downlights, wall light point, ceiling light point.

LOWER GROUND FLOOR

HALL:
aforementioned turning staircase ascending to the ground floor with reinforced glass balustrade and two wall light points, useful understair storage cupboard, Victorian style radiator, tiled flooring, inset ceiling downlights. Six panelled doors with brass door furniture, opening to:-

UTILITY ROOM: 14' 6'' x 12' 0'' max into bay window (4.42m x 3.65m)
bay window to the front elevation comprising three obscure double glazed windows. Comprehensively fitted with an array of handleless base and eye level units by Sustainable Kitchens comprising drawers, cabinets, cloaks cupboard and pantry. Roll edged stainless steel worktop with sink and mixer tap plus splashback tiling and under cabinet lighting. Tiled flooring, vertical style radiator, strip light, space for fridge/freezer, coat hooks. Door opening externally to the front elevation.

SEPARATE WC:
low level dual flush wc with concealed cistern, wooden worktop with ceramic sink and mixer tap, tiled flooring, wall to wall built in cupboards offering generous shelving and hanging space, Victorian style radiator, inset ceiling downlight, extractor fan.

SEMI OPEN-PLAN KITCHEN/DINING/LIVING ROOM: 33' 7'' x 15' 4'' decreasing to 12'0" (10.23m x 4.67m/3.66m)
a stunning, light filled and imaginatively created extension by D H V Architects which blends seamlessly to the long and beautifully landscaped rear garden. Loosely divided as follows:

Living Area:
tiled flooring with underfloor heating, base level cabinets providing generous storage, wall mounted bookshelving, vertical radiator, inset ceiling downlights. Wide wall opening through to:

Kitchen/Breakfast/Dining Room:
base level units combining handleless, soft closing cupboards and drawers by Sustainable Kitchens. Roll edged stainless steel worktop surfaces with sink and Quooker boiling tap and splashback tiling. High end integral appliances including electric oven, combi microwave/oven, induction hob, dishwasher and fridge. Matching island unit on roller feet. Tiled flooring with underfloor heating, fitted shelving, inset ceiling downlights, high sloping ceiling with three electric skylight windows, wall light and ceiling light points, extractor fan. Large virtually full height power coated aluminium window overlooking the rear garden plus door with panel to side opening externally to the rear garden.

FIRST FLOOR

PART GALLERIED LANDING:
part galleried over the stairwell and enjoying plenty of natural light with large skylight window, moulded skirtings, additional rooflight, two ceiling light points. Loft access with pull down ladder. Four panelled stripped pine doors with moulded architraves, opening to:-

BEDROOM 1: 16' 8'' x 12' 10'' (5.08m x 3.91m)
pair of arched wooden double glazed sash windows to the front elevation with half height plantation style shutters enjoying a pleasant outlook towards the Bath stone houses of Royal Albert Road. Central period fireplace with ornately carved mantle piece and recesses to either side of the chimney breast, moulded skirtings, radiator, picture rail, simple moulded cornicing, ceiling light point.

BEDROOM 2: 13' 9'' x 12' 10'' (4.19m x 3.91m)
powder coated aluminium double glazed window to the rear elevation, central period fireplace with ornately carved mantle piece, recesses to either side of the chimney breast, moulded skirtings, picture rail, radiator, ceiling light point.

BEDROOM 3: 12' 0'' x 7' 6'' (3.65m x 2.28m)
power coated aluminium double glazed window overlooking the rear garden, moulded skirtings, vertical Victorian style radiator, ceiling light point.

FAMILY BATH/SHOWER ROOM: 10' 2'' x 5' 6'' (3.10m x 1.68m)
large shower cubicle with low level shower tray, fully tiled surround, built in shower unit plus hand held shower attachment and overhead rain shower. Wash hand basin with mixer tap and pull out drawers below. Low level dual flush wc. Panelled bath with mixer tap and tiled surround. Tiled flooring, heated towel rail/radiator, moulded skirtings, power coated aluminium double glazed window to the side elevation, wall light point, ceiling light point, shaver point, extractor fan, inset ceiling downlight.

OUTSIDE

REAR GARDEN: 70' 0'' x 16' 6'' (21.32m x 5.03m)
having been professionally landscaped in 2020 to a very high standard. Immediately to the rear of the family kitchen entertaining space there is a patio with ample space for garden furniture, potted plants and barbequing etc, railway sleeper steps then ascend to the central section of garden which comprises level lawn enclosed by box hedging with further seating out area having decorative Corten steel panels and trellised border. Enclosed on all three sides by brick walling with a combination of timber fencing above and trellising that feature established climbers. Deep shrub borders featuring an array of flowering plants and mature shrubs. Outside lighting, power and water tap. Conveniently situated at the rear of the garden there is a large timber shed with light and power connected.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents, tel: 0117 946 6690.

FIXTURES & FITTINGS:
available exclusively through the sole agents, Richard Harding Estate Agents, tel: 0117 946 6690.

TENURE:
it is understood that the property is freehold with an annual rent charge of £3.10s. This information should be checked with your legal adviser.

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.