GROUND FLOOR

APPROACH:
from the pedestrian walkway, front entrance door leads into:-

ENTRANCE HALLWAY:
ceiling light point, area for shoes and coat storage, built-in storage cupboard, radiator, wood effect laminate flooring, skirting boards. Door to open plan sitting/dining room and further door to:-

CLOAKROOM/WC:
white suite comprising of low level wc with concealed cistern, wall mounted wash hand basin, mirrored splashback, window to side elevation, tile effect vinyl flooring, skirting boards.

SITTING/DINING ROOM:  22' 0'' x 15' 1'' (6.70m x 4.59m)
a spacious and light filled room with two sets of sliding doors giving access out onto the private courtyard garden, area for sofas and dining room furniture, ceiling light points, radiators, understairs storage recess, wood effect laminate flooring throughout. Stairs ascend to first floor landing. Square opening to:-

KITCHEN:  9' 2'' x 6' 3'' (2.79m x 1.90m)
a galley kitchen fitted with a matching range of wall, base and drawer units with wood effect laminate worktop over with tiled surrounds, inset 1 ½ bowl stainless steel sink with mixer tap over, integrated electric oven with 4 ring hob plus extractor over, space for undercounter fridge, large double glazed window overlooking the courtyard garden, radiator, wood effect laminate flooring.

FIRST FLOOR

LANDING:
stairs ascend from sitting/dining room; a spacious landing with two sets of built-in storage cupboards with plumbing for washing machine, wall mounted Worcester combi boiler, loft access hatch, ceiling light point and a radiator. Doors radiate to bedroom 1, bedroom 2, bedroom 3 and family bathroom/wc.

BEDROOM 1:  15' 1'' x 11' 2'' (4.59m x 3.40m)
a generous double bedroom with double glazed windows to rear elevation, fitted sliding mirrored wardrobes, ceiling light point, radiator, skirting boards.

BEDROOM 2:  8' 7'' x 7' 10'' (2.61m x 2.39m)
a double bedroom with double glazed windows overlooking the rear elevation, ceiling light point, built-in wardrobe, radiator, skirting boards.

BEDROOM 3:  8' 7'' x 7' 7'' (2.61m x 2.31m)
a smaller double bedroom with ceiling light point, double glazed windows overlooking rear elevation, built-in storage cupboard with shelving, radiator, skirting boards.

FAMILY BATHROOM/WC:
an extremely large family bathroom comprising of low level wc, bidet, panelled bath with handheld shower over, separate shower cubicle, wash hand basin set on vanity unit, dressing area space, radiator, ceiling light point, windows to front and rear elevations, vinyl flooring, skirting boards.

OUTSIDE

COURTYARD GARDEN:  32' 11'' x 31' 5'' (10.03m x 9.57m)
accessed via the sitting/dining room but also has a useful side access gate; a sunny south-westerly facing courtyard garden which is fully enclosed by high brick walls. The garden is well established with a variety of mature trees, plants and shrubs to the flower beds with areas of patio in between, seating area located closest to the property, bin store, plus outside tap.

GARAGE:
located in a block opposite the front door to the property. Please refer to land registry for exact location. Steps lead down from the pedestrian pathway. The garage is located on the right hand side, it is the third door in, with up and over door. If accessing the garage from the road it is located off of Myrtle Road, turn into the block of garages and it is the fourth one in on the left hand side which is brightest green out of all of the garages on that block.

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: D