GROUND FLOOR

APPROACH:
off St Vincents Hill, where there is a pretty arched door to a shared pathway leading towards the front of the property, where there are several steps down to the main entrance and front door to the house.

ENTRANCE HALLWAY:
a stone tiled floor, inset floormat, staircase rising to first floor landing. Generous understairs storage cupboard, housing the fuse box for electrics. Coat hooks and door leading through to:-

SEMI OPEN-PLAN KITCHEN/DINING/LIVING AREA: 28' 11'' into bay at rear x 11' 10'' into chimney recess (8.81m x 3.60m)
a gorgeous living space with a bespoke fitted kitchen comprising base level units with granite worktop over, integrated dishwasher, inset sink and drainer unit, large full height larder cupboard with built-in drawers. Appliance space for fridge/freezer and range cooker. Double glazed sliding sash style window to front, stone tiled floor with underfloor heating, ample space for dining table and chairs. Wide wall opening connecting into the living space, which is flooded with natural light provided by the south facing bay to rear with central double doors accessing the rear garden. Feature chimney recess with woodburning stove and granite hearth.

FIRST FLOOR

LANDING:
doors off to bedroom 1, bedroom 4/home office and bathroom/wc. Staircase continues rising to second floor landing.

BEDROOM 1: (rear) 12' 6'' x 11' 10'' (3.81m x 3.60m)
a double bedroom with central double glazed sliding sash style window to rear offering a lovely outlook over rear and neighbouring gardens, high ceilings and a radiator.

BEDROOM 4/HOME OFFICE: 11' 7'' x 7' 4'' (3.53m x 2.23m)
bespoke cabinetry with built-in desk, open bookshelving and storage cabinets with one housing the Worcester gas central heating boiler, small double glazed sash style window to front and a radiator.

BATHROOM/UTILITY/WC:
a smart L shaped bathroom with a white suite comprising bath with system fed shower over and mixer tap, wc, wash hand basin set into a counter with storage beneath, heated towel rail, recessed linen storage and double doors accessing a generous utility cupboard with space for washing machine and dryer. Ceiling spotlights, extractor fan and double glazed sliding sash style window to front.

SECOND FLOOR

LANDING:
skylight window with double doors accessing useful storage space beneath. Doors off to bedroom 2 and bedroom 3. Loft hatch accessing some loft storage space.

BEDROOM 2: (front) 13' 1'' x 8' 0'' to front of wardrobes/below sloped ceiling) (3.98m x 2.44m)
recessed dormers with double glazed sliding sash windows with useful built-in storage drawers beneath, radiator, feature ceiling beams and a recessed double wardrobe.

BEDROOM 3: (rear) 11' 10'' x 9' 1'' to front of built-in wardrobe (3.60m x 2.77m)
a double bedroom with sliding sash style window to rear with fabulous cityscape views over rooftops of Clifton towards the Dundry Hills, feature roof beams, radiator and a recessed double wardrobe.

OUTSIDE

REAR GARDEN: approx. 30' 0'' x 13' 0'' (9.14m x 3.96m)
a glorious south facing lawned rear garden with hedgerow and slatted fence boundaries, decked seating area with small potting shed, providing a perfect space for outdoor seating and entertaining, and hanging onto much of the afternoon/early evening summer sunshine.

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