GROUND FLOOR

APPROACH:
via garden gate and pathway leading through the front garden to the attractive covered entrance and the main front door to the property.

ENTRANCE VESTIBULE:
original tessellated tiled flooring, high ceilings and space for coats and shoes. Period door leading through into the main entrance hallway.

ENTRANCE HALLWAY:
wonderful high ceilings, original staircase rising to first floor landing with understairs cloakroom/wc. Doors off to two open reception rooms and extended kitchen/dining room. Radiator and a low-level meter cupboard.

LOUNGE/FAMILY ROOM: (30' 8'' x 14' 3'') (9.34m x 4.34m)
measured as one, but described separately as follows:-

Lounge:
wonderful high ceilings with ceiling coving, picture rail, box bay to front comprising of sliding double glazed sash style windows with built in plantation shutters. An impressive fireplace with a living flame stove, white marble period surround and granite hearth. Radiators and wide wall opening connecting through to the family room/reception 2.

Family Room/Reception 2:
sliding double glazed sash style windows to rear, high ceilings with ceiling coving, picture rail, and built-in book casing to chimney recesses.

KITCHEN/DINING ROOM: (21' 9'' x 18' 11'') (6.62m x 5.76m)
a fabulous extended kitchen/dining space of a high specification in quality with an abundance of light provided by the three Velux skylight windows and three sliding doors to rear accessing the tastefully landscaped rear garden. The well-appointed kitchen comprises of a range of built in cupboards and drawers with integrated appliances including a tall larder fridge and separate freezer, Samsung eye level oven, combi oven and warming drawer, dishwasher, induction hob with draw down extraction, quartz worktop with inset 1½ bowl sink and drainer unit and a large central island with built-in pan drawers and overhanging breakfast bar providing seating. Ample space for dining and seating furniture, inset spotlights and built-in blinds. Door accessing: -

UTILITY ROOM:
built-in wall units with recessed space and plumbing for washing machine and dryer, inset spotlights, radiator and cat flap.

CLOAKROOM/WC:
low level wc with concealed cistern, wash basin with storage beneath, heated towel rail, part tiled walls, inset spotlights and extractor fan.

FIRST FLOOR

LANDING:
split landing with doors off the main landing to bedroom 1, bedroom 2, and further doors off the lower mezzanine landing to bedroom 3 and the family bathroom.

BEDROOM 1: (front) (20' 0'' x 15' 11'') (6.09m x 4.85m)
a peaceful large double bedroom with high ceilings, ceiling coving, central ceiling rose, period style fireplace, wide box bay to front comprising double glazed sliding sash style windows. Radiator and door accessing:-

En-Suite Bathroom/WC:
white suite comprising panelled bath with system fed shower over, low level wc, wash hand basin with storage cabinet beneath, sliding double glazed sash style window to front, part tiled walls, tiled floor and radiator/heated towel rail.

BEDROOM 2: (14' 2'' x 13' 1'') (4.31m x 3.98m)
double bedroom with high ceilings, ceiling coving, built-in wardrobe to chimney recess, built-in book casing. Double glazed sliding sash style window to rear, overlooking rear and neighbouring gardens.

BEDROOM 3: (13' 1'' x 11' 5'') (3.98m x 3.48m)
double bedroom with high ceilings, sliding double glazed sash style window to rear, radiator and built-in storage cupboards.

BATHROOM/WC:
modern well-appointed family bathroom comprising a curved edge double ended panelled bath, walk-in oversized shower area with system fed shower and recessed alcove shelving, low level wc with concealed cistern, Corian counter with inset bowl sink and storage cabinet beneath, inset spotlights and sliding double glazed sash style windows to side.

SECOND FLOOR

LANDING:
doors off to bedroom 4, bedroom 5 and a further shower room/wc. Velux skylight window providing plenty of natural light through the landing and stairwell. Hatched door providing access to a useful attic storage space.

BEDROOM 4: (14' 10'' x 10' 0'') (4.52m x 3.05m)
double bedroom with double glazed windows to front, built-in wardrobe, shelving, period fireplace, radiator and further skylight window to side.

BEDROOM 5: (11' 4'' x 10' 0'') (3.45m x 3.05m)
double bedroom with sliding sash style window to rear, period fireplace, Velux skylight window and a radiator.

SHOWER ROOM/WC:
useful top floor shower room with recessed shower enclosure with system fed shower, low level wc, wash basin with storage cabinet beneath, heated towel rail, tiled floor, inset spotlights and light tube providing some natural light.

OUTSIDE

FRONT GARDEN:
a courtyard front garden laid to paving with hedgerow front providing privacy, attractive covered entrance with wisteria growing up and over, and main front door into property.

REAR GARDEN: (33' 0'' x 23' 0'') (10.05m x 7.01m)
a beautiful landscaped level rear garden mainly laid to lawn with paved seating areas closest to the property and a sunken paved seating area at the bottom of the garden attracting much of the day’s sunshine. Raised flower borders rich with plant life, attractive brick and slatted fenced boundaries, garden shed, incredibly handy gated side access from the front of the property through to the back, and additional garden gate accessing an adoptive vehicle width rear access lane with streetlights, perfect for bicycle access etc.

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: E