GROUND FLOOR

APPROACH:
from the pavement, proceed through the hardwood front door into the:-

ENTRANCE VESTIBULE:
tall ceilings, area for coats and bag storage, hessian flooring. Pretty, stained glass stripped wooden door opening to:-

ENTRANCE HALLWAY:
inset ceiling downlights, steps ascending to first floor landing, small recess with additional area for coats and shoe storage, picture rail, understairs storage cupboards, recessed area with space for upright fridge/freezer, oak flooring.

KITCHEN: 9' 2'' x 7' 5'' (2.79m x 2.26m)
fitted with a modern range of wall, base and drawer units providing ample storage space. 1½ bowl stainless steel sink, drainer unit and mixer tap over. Integrated appliances include washing machine, single oven with electric hob and extractor over, microwave oven. Ceiling light point, tiled surrounds, double glazed window to side elevation, radiator, tiled flooring, door opening to private rear courtyard.

SITTING ROOM: 13' 5'' x 11' 4'' (4.09m x 3.45m)
a wonderful light filled room with large bay comprising three sash windows to front elevation. Cast iron feature fireplace with painted surround, recess to either side of chimney breast, wall mounted radiator, ceiling light point, picture rail, moulded skirting boards. Large, curved archway to the:-

DINING ROOM: 12' 2'' x 9' 0'' (3.71m x 2.74m)
double glazed window overlooking the private rear courtyard, ceiling light point, fitted shelving to either side of chimney breast, radiator, moulded skirting boards, oak flooring throughout.

FIRST FLOOR

LANDING:
split level landing with light tunnel, loft access hatch, ceiling light point, picture rail, exposed stripped wooden floorboards and moulded skirting boards. Doors leading to:-

BEDROOM 1: 14' 8'' x 11' 7'' (4.47m x 3.53m)
a large double bedroom with generous ceiling height, two large sash windows to front elevation, ceiling light point, built-in wardrobes to either side of chimney breast, picture rail, radiator, exposed stripped wooden floorboards and moulded skirtings.

BEDROOM 2: 12' 2'' x 9' 0'' (3.71m x 2.74m)
double bedroom with ceiling light point, double glazed window overlooking the rear elevation, picture rail, radiator, exposed stripped wooden floorboards and moulded skirting boards.

FAMILY BATHROOM/WC:
a modern white bathroom suite comprising low level wc, wash hand basin set on vanity unit, free standing bath with handheld shower over, separate shower enclosure with waterfall shower plus handheld attachment. Tiled surrounds, ceiling light point, loft access hatch, extractor fan, obscure glazed window to side elevation, wall mounted towel radiator, tiled flooring with underfloor heating.

OUTSIDE

REAR GARDEN:
a pretty and recently landscaped courtyard garden which is mainly laid to flagstone paving. Area for garden table and chairs, wooden bike storage/storage shed with feature living roof. Enclosed by a variety of wooden slatted fencing, trellising and low-level brick boundaries. Outside water tap.

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