GROUND FLOOR

APPROACH:
from the pavement a resin drive provides two off-street parking spaces and access to the upvc front door. Door opens to:-

ENTRANCE VESTIBULE:
ornate timber frame and glazed on either side. Open doorway leads through to:-

ENTRANCE HALLWAY:
laminate floor. Cupboard housing the electric and gas meters. Stairs rise to first floor landing. Bi-folding door opens to kitchen. Timber door opens to:-

SITTING ROOM:  27' 3'' x 12' 0'' (8.30m x 3.65m)
measured together but described separately as follows:-

Front Reception Area:
laminate floor, picture rail, box bay window to front elevation with upvc double glazing, feature electric fireplace. Wide wall opening to:-

Rear Reception Area:
laminate flooring, picture rail. Set of upvc patio doors to rear leading to the garden.

KITCHEN:  11' 11'' x 7' 3'' (3.63m x 2.21m)
accessible from both the hallway and rear reception area. Understairs storage. Linoleum herringbone effect floor. A combination of floor and eye level units with laminate worksurface, integrated electric hob, stainless steel double sink with drainer and a chrome mixer tap over. Double glazed upvc window to rear elevation. Access through to:-

UTILITY SPACE:
space for washing machine and storage above. Double glazed upvc door opening to the rear garden patio.

FIRST FLOOR

LANDING:
carpeted flooring. Doors radiate off to all bedrooms and the bathroom/wc.

BEDROOM 1:  12' 8'' x 10' 5'' (3.86m x 3.17m)
three upvc double glazed windows to front elevation and a carpeted floor.

BEDROOM 2:  12' 0'' x 11' 11'' (3.65m x 3.63m)
large upvc double glazed window to rear elevation, carpeted floor. Built-in cupboard to left of the chimney breast which houses the Vaillant combination boiler.

BEDROOM 3:  9' 5'' x 7' 4'' (2.87m x 2.23m)
upvc double glazed window to front elevation, carpeted floor and hatch accessing loft storage area.

BATHROOM/WC:
ceramic tiled floor. Walls tiled to waist height except surrounding the white P-shaped bath, where they are fully tiled. Bath has an electric shower over. White wc and a pedestal sink with a chrome effect mixer tap over. Double glazed upvc window to rear elevation and a gas heated towel rail.

OUTSIDE

FRONT GARDEN AND PARKING:
resin drive provides off-road parking for two vehicles.

REAR GARDEN:
patio extends from the rear of the property leading to a long lawned garden with path running the length of the garden to a garage at the back, which is accessed by vehicles from the rear. Wooden fenced borders. Mature Eucalyptus tree in the middle.

GARAGE:
accessed via lane from Longmead Avenue.

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: C