GROUND FLOOR

APPROACH:
via Victorian brick paved pathway leading beside a tastefully landscaped front garden where there are steps leading up to the main front door to the property.

ENTRANCE VESTIBULE: 5' 7'' x 4' 4'' (1.70m x 1.32m)
high ceilings, dado rail, original tessellated tiled Victorian flooring and an attractive stain glass period door leading into the main entrance hall.

ENTRANCE HALLWAY:
a spacious central entrance hallway with high ceilings and original ceiling coving, feature archway, exposed stripped period floorboards, radiator and doors leading off to the sitting, kitchen/dining room and ground floor cloakroom/wc. Further door accesses a half flight of stairs descending into the lower ground floor.

SITTING ROOM: (front) 17' 0'' max into bay x 16' 0'' max into chimney recess (5.18m x 4.87m)
an elegant bay front sitting room with high ceilings, original ceiling cornicing and picture rail, wide bay to front comprising 4 sash windows with original inset stained glass panels, exposed stripped floorboards, period fireplace with inset tiles, gas coal effect fire, timber surround and slate hearth, built in open book shelving to chimney recesses and a radiator.

KITCHEN/DINING ROOM:
architecturally designed kitchen/dining/family room. South facing spacious split level sociable kitchen/dining space flooded with natural light:

Kitchen: 14' 2'' x 8' 3'' max (4.31m x 2.51m)
a modern fitted kitchen comprising base and eye level cupboards, shelves and drawers with slim profile Neolith worktops with inset sink, integrated Neff dishwasher, American style fridge/freezer (included), range cooker (included) with stainless steel splashback and inset chimney hood, inset spotlights, slate tiled flooring, sash window to rear and glazed door to rear providing a seamless access out onto the sunny rear garden.

Dining Room: 17' 7'' max into bay x 12' 2'' (5.36m x 3.71m)
a wonderful bright family dining room with high ceilings, original ceiling cornicing and bay window to rear comprising double glazed sash windows overlooking the south facing rear garden. Built in breakfast bar, shelving and cabinets extend from the kitchen into the dining area tying these 2 spaces together. Feature chimney recess with inset spotlights, built in shelving, exposed stripped floorboards and a wide wall opening with 3 steps descending into the kitchen area.

CLOAKROOM/WC:
low level wc, wall mounted wash basin, radiator, exposed period flooring and extractor fan.

FIRST FLOOR

LANDING:
a spacious central landing with high ceilings, ceiling coving and staircase ascending to the second floor, doors leading off to bedroom 1, bedroom 2 and bedroom 3 (accessed off lower mezzanine landing).

BEDROOM 1: (front) 14' 7'' max into chimney recess x 13' 9'' (4.44m x 4.19m)
a double bedroom with high ceilings, ceiling coving and picture rail, exposed stripped floorboards, 2 large sash windows to front and a period fireplace with inset tiles and slate hearth. Radiator and door accessing:

En Suite Bathroom/Shower/wc: 13' 10'' x 6' 6'' (4.21m x 1.98m)
a generous en suite bathroom with free standing claw foot bath, oversized walk in shower with dual headed system fed shower, two sinks, low level wc, part tiled walls, tiled floor with underfloor heating, inset spotlights, extractor fan and sash window to front.

BEDROOM 2: 14' 4'' x 12' 2'' (4.37m x 3.71m)
double bedroom with sash windows to rear and a radiator.

BEDROOM 3: 14' 5'' x 8' 9'' (4.39m x 2.66m)
a south facing double glazed sash window, high ceilings with original ceiling coving, a period fireplace with inset tiles and slate hearth, original exposed stripped floorboards and a radiator.

SECOND FLOOR

LANDING:
a spacious landing with large Velux skylight window flooding the landing and stairwell with natural light, doors access a useful storage cupboard and further doors leading off to bedroom 4, bedroom 5, family bathroom/shower/wc (off lower half landing) and further walk in storage cupboard with built in hanging rail and shelving.

BEDROOM 4: (front) 15' 11'' max taken below sloped ceilings x 12' 3'' (4.85m x 3.73m)
a double bedroom with dormer to front with double glazed sash window, original exposed stripped floorboards and 2 radiators.

BEDROOM 5: (rear) 12' 10'' x 9' 4'' (3.91m x 2.84m)
a double bedroom with dormer and double glazed window to rear offering a breathtaking city scape view over Redland and Clifton towards Leigh Woods in the distance. Exposed stripped floorboards, radiator and high level doors accessing a boarded attic storage space.

FAMILY BATHROOM/SHOWER/WC: 9' 3'' x 8' 3'' max into recess (2.82m x 2.51m)
a white suite comprising panelled bath, a shower enclosure with system fed shower, wash hand basin, low level wc, double glazed sash window to rear, chrome effect heated towel rail, extractor fan and small roof light window.

LOWER GROUND FLOOR

LANDING & UTILITY AREA: 14' 0'' x 6' 0'' max (4.26m x 1.83m)
built in base level units with wood block worktop over and inset Belfast style sink, plumbing and appliance space for washing machine and dryer. The landing continues round into a hallway with handy independent lower ground floor access, perfect for bicycle access and storage. There is also a built in meter cupboard with fuse box and electrics for meters and a part glazed door accessing the lower ground floor basement room/gym.

BASEMENT ROOM/GYM/HOME OFFICE: 12' 0'' max x 11' 8'' max with an approx ceiling height of 6'4" (3.65m x 3.55m/1.93m)
useful lower ground floor space with windows to rear and part glazed door to rear overlooking the rear garden, radiator, inset spotlights, built in shelf and door accessing a useful internal storage cupboard/workshop.

STORAGE CUPBOARD/WORKSHOP: 7' 0'' x 5' 6'' (2.13m x 1.68m)
built in shelving and work bench.

OUTSIDE

GARDENS:

Front:
the front garden has been tastefully designed and landscaped and includes box hedging surrounding a central planting area with slate chippings around the perimeter, stone boundary walls with laurel hedge to front, steps leading up to the front door and steps leading down to the handy independent lower ground floor access.

Rear: approx 23' 0'' x 22' 0'' (7.01m x 6.70m)
superb south facing rear garden. Large hardwood deck with slatted fenced boundary creates an outdoor flexible room, planting bed contains fig trees and shrubs. The sunny southerly orientation means the garden hold onto much of the days sunshine.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents, 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 by your legal adviser.