GROUND FLOOR

APPROACH:
from the pavement, two brick pillars and wrought iron gate open onto a stone pathway leading through a pretty front garden and up to the main front door of the house. A wooden door with glazed insert and storm porch over opens to:-

ENTRANCE HALLWAY:
a large and welcoming hallway with wooden effect laminate flooring, moulded skirtings, two radiators, light point, stained glass window to the front elevation, two useful storage cupboards and carpeted staircase rising to first floor landing. Doors radiate to:-

LIVING ROOM: 25' 6'' x 11' 11'' (7.77m x 3.63m)
a wonderful, spacious reception room with large wide bay to the front elevation with leafy outlook and built-in window seat. Further large casement window at the rear of the room to the side elevation. Laid with fitted carpet, moulded skirtings, radiator, ceiling coving, two ceiling light points. Open fireplace with brick mantel, surround and hearth and two small leaded windows to either recess. Two built-in bookshelving with cupboards beneath.

STUDY: 11' 11'' x 10' 11'' (3.63m x 3.32m)
currently utilised as a home office, a lovely light second reception room laid to wooden effect laminate flooring with large wide bay window to the front elevation and further single window beside. Ceiling light point, radiator.

KITCHEN/DINING ROOM:
large semi-open plan space, measured as described separately as follows:-

Kitchen: 18' 3'' x 12' 9'' (5.56m x 3.88m)
fitted kitchen featuring an array of wall, base and drawer units with square edged worktop over and stainless steel inset sink and drainer unit. Overhanging breakfast bar with space for seating. Integrated appliances include 5 ring gas hob and extractor hood over, dishwasher, eye level double Bosch ovens. Space for free-standing fridge/freezer. Tiled flooring, double glazed window to rear elevation overlooking the wraparound garden, two skylight windows, inset ceiling downlights.

Dining Area:
laid with wooden effect laminate flooring, moulded skirtings, radiator, inset ceiling light points. Bay window to the front elevation and three panel upvc bi-fold doors to the side elevation opening to the decked terrace overlooking the wraparound garden. Ample space for dining furniture.

LAUNDRY ROOM: 10' 8'' x 5' 11'' (3.25m x 1.80m)
useful utility space accessed from the kitchen area via wooden door with an array of fitted wall, base and drawer units and worktop over with inset sink and drainer and tiled splashbacks. Tiled flooring, moulded skirtings, radiator, two ceiling light points, part glazed wooden door to rear elevation opening to the wraparound garden. Wall mounted Worcester combi boiler. Space and plumbing for washing machine, tumble dryer and an extra freezer.

CLOAKROOM/WC:
low level wc, pedestal wash basin, radiator, tiled flooring, half-height wooden panelling, two small part obscure glazed windows to the rear elevation, ceiling light point.

FIRST FLOOR

LANDING:
a large, light-filled landing with large double glazed windows to the front elevation. Laid to fitted carpet, ceiling light point, loft hatch access and picture rail. Doors radiating to:-

BEDROOM 1: 17' 3'' x 8' 11'' (5.25m x 2.72m)
large double bedroom with high ceilings, ceiling light point, two radiators, wooden flooring, moulded skirtings, double glazed window to front elevation, skylight window and glazed French doors to side elevation opening to Juliette balcony. Door leading into bedroom 5 (currently utilised as a dressing room) and further door opening to:-

En-Suite Shower Room/WC:
white suite comprising low level wc, pedestal wash hand basin and shower cubicle with wall mounted shower and glass door. Tiled walls, wood effect laminate flooring, inset spotlights, extractor fan, small window to the rear elevation.

BEDROOM 2: 14' 8'' x 11' 11'' (4.47m x 3.63m)
spacious double bedroom laid to fitted carpet with high ceilings, ceiling light point, large deep double glazed bay window to the front elevation and a radiator. Door to useful cupboard space.

BEDROOM 3: 11' 11'' x 11' 10'' (3.63m x 3.60m)
large double bedroom laid to fitted carpet with high ceilings, ceiling light point, coving, double glazed bay window to the front elevation and double glazed single window to side elevation, radiator.

BEDROOM 4: 11' 11'' x 11' 3'' (3.63m x 3.43m)
double bedroom laid to fitted carpet with high ceilings, ceiling light point, double glazed bay window to the side elevation, radiator, built-in wardrobe and cupboard space.

BEDROOM 5: 11' 7'' x 9' 5'' (3.53m x 2.87m)
currently utilised as a dressing room with access from both bedroom 1 and the landing. Double bedroom laid to fitted carpet with high ceilings, ceiling light point, picture rail, double glazed window to side elevation, radiator.

BATHROOM/WC:
white suite comprising low level wc, pedestal wash hand basin and panelled bath with wall mounted shower and glass screen. Tiled walls, wood effect laminate flooring, ceiling light point, extractor fan, chrome towel radiator, radiator and small window to rear elevation.

SHOWER ROOM/WC:
white suite comprising low level wc, pedestal wash hand basin and shower cubicle with wall mounted shower and glass door. Tiled walls, wood effect laminate flooring, radiator, inset spotlights, extractor fan and small window to rear elevation.

OUTSIDE

FRONT GARDEN:
attractive front garden mainly laid to paving with various flower beds housing an array of flowering plants and shrubs with mature hedging to the front border.

WRAP-AROUND SIDE GARDENS:
gardens to either side of the property with a great deal of privacy thanks to a mixture of timber fencing, brick and stone walling and mature hedge borders. To one side, the garden is laid to a mixture of paving and chippings with deep beds featuring an attractive mix of mature plants and trees. To the other side, a decked terrace leads out from the dining area and three steps descend to a lawned area with a selection of flower beds housing an array of flowers, shrubs and trees. Water butt and outside tap. Several paved stepping stones lead from the decking to a wooden gate leading out to the:-

OFF-STREET PARKING AND GARAGE:

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 Leasehold. This information should be checked with your legal adviser.

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