GROUND FLOOR

APPROACH:
via period front boundary wall, pathway with a few steps leading up beside the front garden towards the attractive covered entrance and main front door to the house.

ENTRANCE VESTIBULE:
an original tessellated tiled floor, high ceiling with ceiling cornicing, built in sideboard and part glazed door leading through into the main entrance hallway.

ENTRANCE HALLWAY:
high ceiling with original cornicing and picture rail, high level meter cupboard, staircase rising to first floor landing, wood flooring, understairs cupboard and stairs leading off to the sitting room, kitchen/breakfast room and reception 2/utility (currently used as an artist studio).

SITTING ROOM:  16' 4'' x 14' 8'' (4.97m x 4.47m)
(front) a period cast iron fireplace with open fire and original surround, radiator and bookcases to chimney recesses.

RECEPTION 2/UTILITY:  19' 3'' x 11' 0'' max into chimney recess (5.87m x 3.35m)
currently used as an artist studio and utility space with high ceiling, sash window to side, built in shelving and dresser unit. Range of base level kitchen units with wood block worktop over and inset sink and drainer with plumbing and appliance space for washing machine. Wall mounted Vaillant gas central heating boiler, radiator and part glazed door through to a storage room (11’4” x 5’0”) (3.45m x 1.52m) with French doors leading out onto the sunny south westerly facing rear garden and offering potential to become a utility space.

KITCHEN/DINING ROOM:  14' 7'' x 12' 9'' (4.45m x 3.89m)
a sunny kitchen with ceiling coving and picture rail. A range of free standing kitchen units comprising base and eye level cupboards with wood block worktop over, a sink unit and drainer unit. inset ceramic hob with Neff stainless steel oven beneath, appliance space for a fridge/freezer, a small dining table and chairs, wood flooring, period fireplace, radiator, built in corner cupboard and sash window to rear with part glazed door beside providing outlook and access onto the sunny rear garden.

FIRST FLOOR

LANDING:
a split landing with doors off to bedroom 1 and bedroom 2 at the front with a staircase ascending to the second floor and to the rear there are doors off to bedroom 3 and family bathroom/wc.

BEDROOM 1:  19' 10'' max into chimney recess x 16' 4'' max into bay (6.04m x 4.97m)
(front) an impressive large principal bedroom spanning the width of the house with high ceiling, ceiling corning and picture rail. Bay to front comprising four sash windows with a further sash window to side, exposed stripped floorboards, an attractive period fireplace and a radiator.

BEDROOM 2:  14' 6'' x 12' 11'' max into chimney recess (4.43m x 3.94m)
(rear) a generous double bedroom with high ceiling, ceiling cornicing, picture rail, radiator, exposed stripped floorboards and two sash windows to rear overlooking rear and neighbouring gardens.

BEDROOM 3:  11' 0' max into chimney recess' x 10' 8'' (3.35m x 3.26m)
(rear) a smaller double bedroom with exposed floorboards, radiator, sash window to rear offering a lovely leafy outlook over the rear and neighbouring gardens.

FAMILY BATHROOM/WC:
a white suite comprising panelled bath with mixer taps and shower attachment, low level wc, pedestal wash basin, corner storage/airing cupboard, exposed floorboards, radiator and window to side.

SECOND FLOOR

LANDING:
a spacious landing with exposed stripped floorboards and doors leading off to bedroom 4, bedroom 5 and an internal attic storage room. Further low level door off the mezzanine half landing accessing a cloakroom/wc.

CLOAKROOM/WC:
low level wc with saniflo, pedestal wash basin and Velux skylight window beside.

BEDROOM 4:  14' 0'' x 11' 1'' max taken below sloped ceiling (4.27m x 3.38m)
(front) a double bedroom with exposed floorboards, radiator and two sash windows to front.

BEDROOM 5:  15' 2'' x 11' 1'' max taken below sloped ceiling (4.62m x 3.38m)
(rear) a double bedroom with built in storage cabinet, exposed stripped floorboards, radiator and sash window to rear giving a lovely open leafy outlook.

OUTSIDE

FRONT GARDEN:
an attractive walled front garden with mature bay tree, various shrubs and pathway leading up to the front door to the house.

REAR GARDEN:  approx 50' 0'' x 22' 0'' + an additional side return courtyard 24ft x 10ft max (15.23m x 6.70m + 7.32m x 3.05m)
a glorious south westerly facing rear garden mainly laid to lawn with established deep well stocked flower borders, various plants and trees with Edwardian walled boundaries, a beautiful mature silver birch tree and a side return courtyard offering a sheltered seating space and potential for further expansion of the property (subject to necessary consents) as well as handy gated side access to the shared side access lane.

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: F