GROUND FLOOR

APPROACH:
via tarmac driveway providing off-road parking for two cars, leading beside the front garden. The driveway leads towards the garage and the arched entrance to the property.

ENTRANCE VESTIBULE:
tiled floor and part glazed period door leading to:-

ENTRANCE HALLWAY:
welcoming entrance hallway with staircase rising to the first floor landing and descending to the lower ground floor landing. Corner low level cupboard with built-in shelving. Doors leading off to the sitting room and kitchen/dining room.

SITTING ROOM: 16' 0'' x 13' 5'' (4.87m x 4.09m)
a good size bow fronted sitting room with high ceilings, ceiling coving, picture rail and a radiator. An impressive Minster style stone fireplace with open fire. Bay to front comprising double glazed windows

KITCHEN/DINING ROOM: 20' 2'' x 12' 5'' (6.14m x 3.78m)
a lovely light and sociable through kitchen/dining room with a shaker style kitchen comprising of base and eye level cupboards and drawers with granite worktop over and inset 1½ bowl sink and drainer unit, appliance space for a cooker, built-in chimney hood over. Double glazed windows to rear elevation taking in far reaching views over the rooftops of Henleaze towards Henbury Golf Club and the Blaise Castle estate. Ample space for dining and seating furniture, chimney breast with recessed standing stove, radiators and exposed stripped floorboards. Sliding double glazed doors leading off the dining area to a balcony offering a spectacular view and a south-westerly orientation.

FIRST FLOOR

LANDING:
doors leading off to bedroom 1, bedroom 2, bedroom 3 and family bathroom/wc, as well as a double glazed window to side elevation, loft hatch providing access to a loft storage space (offering potential to conversion if required and subject to consents). Recessed Airing Cupboard with built-in slatted shelving and further low level storage cupboard.

BEDROOM 1: (front) 16' 8'' x 12' 10'' (5.08m x 3.91m)
double bedroom with high ceilings, bay window to front elevation comprising double glazed windows, built-in wardrobes and dressing table, radiator.

BEDROOM 2: (rear) 12' 5'' x 11' 3'' (3.78m x 3.43m)
double bedroom with built-in wardrobe/storage cupboards, high ceilings, inset spotlights, radiator, double glazed window to rear elevation offering spectacular open elevated outlook over the rooftops of Henleaze towards the trees in Henbury Golf Club and Blaise Castle estate in the distance.

BEDROOM 3: (front) 10' 3'' x 7' 0'' (3.12m x 2.13m)
single bedroom, currently used as a home office, with high ceilings, double glazed windows to front elevation and a radiator.

BATHROOM/WC:
modern bathroom comprising of a white suite with panelled bath with system fed shower over, low level wc, wash hand basin with storage cabinet underneath, heated towel rail, tiled walls, inset spotlights, extractor fan and shaver point. Two double glazed windows to rear elevation.

LOWER GROUND FLOOR

LANDING:
central landing with doors off to a large basement storage room, bedroom 4, bedroom 5 and further recessed storage space. There is a wall opening off the landing through to:-

UTILITY: 11' 5'' x 7' 3'' (3.48m x 2.21m)
built-in cupboards housing plumbing and appliance space for washing machine and dryer, double doors leading through to a garden room with access out onto the rear garden.

SHOWER ROOM/WC:
white suite comprising of a corner shower enclosure with system fed shower, low level wc, wall mounted wash basin, double glazed window to side elevation, tiled walls, tiled floor and heated floor.

BEDROOM 4: (rear) 12' 0'' x 11' 3'' (3.65m x 3.43m)
double bedroom with high ceilings. Double glazed window to rear elevation, overlooking the rear garden. Built-in wardrobes and a radiator.

BEDROOM 5: (rear) 8' 8'' x 8' 8'' (2.64m x 2.64m)
high ceilings, double glazed window to rear elevation, radiator, built-in boiler cupboard housing Baxi gas central heating boiler, door accessing understairs storage cupboard.

STORE ROOM: 15' 10'' x 13' 2'' (4.82m x 4.01m)
incredibly useful generous storage room which could be a further hobby space, play room, etc.

OUTSIDE

FRONT GARDEN & OFF ROAD PARKING:
tarmac driveway providing off-road parking for two cars with a garden beside. Driveway leads up to a single garage.

GARAGE: 15' 1'' x 7' 9'' (4.59m x 2.36m)
single garage with parking for one car.

REAR GARDEN: approx. 65' 0'' x 30' 0'' (19.80m x 9.14m)
a glorious south-westerly facing lawned rear garden with raised paved and decked seating area closest to the property, with storage tanks for rainwater beneath. Steps lead down to a central lawned section with wide flower borders containing various plants and shrubs. To the bottom of the garden there is a greenhouse and further step to planters and vegetable patch. Garden gate to side accessing a shared pedestrian access lane.

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