GROUND FLOOR

APPROACH:
via a landscaped driveway providing off road parking for approximately 4 cars. The driveway leads up to the main front door to the property.

ENTRANCE HALLWAY:
a generous entrance hallway with plenty of natural light provided by the floor to ceiling glazed panel to side, overlooking the sunny front garden, with Velux skylight window over, recessed built in generous cloaks storage cupboards, further feature alcove with built in drawers and glass open shelving over. Staircase rising to first floor landing with understairs storage. The hallway naturally flows into the living room and has doors off to the kitchen/dining room and ground floor cloakroom/wc. Door leading off to a large utility, which in turn connects through to the plant room/store.

UTILITY ROOM: (front) (9' 6'' x 7' 7'') (2.89m x 2.31m)
a perfectly arranged utility space with base level units with worktop over and inset sink with double glazed windows overlooking the driveway, plumbing and appliance space for washing machine and dryer. Floor to ceiling linen cupboards, hanging rail and shelving, tiled flooring and door connecting through to:

Plant/Storage Room:
an incredibly useful space and alternative to a storage garage with access from the driveway at the front straight through to the rear garden with wall mounted Viessmann central heating boiler, pressurised hot water cylinder, underfloor heating, communications cupboard, fuse box and ample storage space for bicycles, tools, sports equipment etc. Glazed door to rear leads straight through to the rear garden.

SITTING ROOM: (rear) (18' 3'' x 12' 2'') (5.56m x 3.71m)
a lovely light filled living room with Velux skylight windows and sliding slim framed aluminium doors to rear, accessing the landscaped rear garden. Engineered oak flooring, contemporary upright radiators, inset spotlights, feature timber wall panelling & shelving and Crittall style pocket doors opening into reception 2/snug.

RECEPTION 2/SNUG: (13' 2'' x 7' 9'') (4.01m x 2.36m)
currently arranged as a home office, but would work equally well as a second reception room, living space or dining room with double glazed window to rear with Velux skylight over, engineered oak flooring, contemporary upright radiator and sliding double pocket doors connecting through to the kitchen/dining room.

KITCHEN/DINING ROOM: (32' 3'' x 15' 6'' in kitchen reducing to 10'10 min) (9.82m x 4.72m/3.30m)
a spectacular sociable high end kitchen/dining/living space with tasteful integrated kitchen comprising base and eye level off white doors with square edged composite worktop over and inset 1½ bowl sink with waste disposal and Quooker boiling hot water tap. Large central island with overhanging breakfast bar providing seating for at least four. High specification integrated appliances including Miele oven and separate combi oven, American style larder fridge with freezer drawers, and dishwasher. Recycling bins, double larder cupboards with further appliance space, shelving, spice racks and drawers, sliding aluminium framed doors with Velux skylight windows over, accessing the sunny front garden, providing a perfect alfresco dining space and grabbing hold of the late afternoon and early evening summer sunshine. There is tiled flooring in the kitchen area flowing through to engineered oak flooring in the dining area with built in bench seat, recessed bar with glass shelving and wine fridge beneath, contemporary upright radiators, Velux skylight windows to rear, inset spotlights and further sliding doors to rear accessing the rear garden.

CLOAKROOM/WC:
low level wc with concealed cistern, bowl style sink with floating drawers beneath and wall mounted mirror over, brugh gold contemporary heated towel rail.

FIRST FLOOR

LANDING:
an L shaped landing with skylight window providing natural light through the stairwell, doors lead off to all four bedrooms, a recessed storage cupboard with built in storage and a family bathroom/wc. Radiator.

BEDROOM 1: (front) (16' 9'' x 13' 2'' max into dormer window) (5.10m x 4.01m)
a beautiful principal double bedroom with lovely pitched high ceilings with Velux skylight windows and further feature double glazed windows to side providing a breathtaking outlook towards the Downs. Built in wardrobes and storage cupboards, engineered oak flooring, contemporary upright radiators and a sliding pocket door accessing:-

En Suite Shower Room:
a contemporary walk in wet room style oversized shower area with dual headed shower, floating shelf with storage drawers, a bowl style sink and demisting mirror. Double glazed windows to front, heated towel rail, Velux skylight window, inset spotlights, extraction, part tiled walls and tiled floor.

BEDROOM 2: (11' 3'' x 9' 11'') (3.43m x 3.02m)
double glazed windows to side with views towards the Downs, further double glazed window to rear overlooking the rear garden, two Velux skylight windows, built in desk, built in wardrobe with drawers beneath, engineered oak flooring and door accessing:

En Suite Shower Room/WC:
a walk in wet room style shower area with dual headed system fed shower and Velux skylight over, low level wc with concealed cistern, bowl style sink set into a counter with storage drawer beneath, inset spotlight, extractor fan, part tiled walls and tiled floor.

BEDROOM 3: (front) (12' 4'' x 9' 6'') (3.76m x 2.89m)
a double bedroom with lovely high pitched ceilings, Velux skylight window, further double glazed window to front with built in desk bar, providing a perfect area as a work space, built in wardrobes, feature recessed alcove shelving and contemporary upright radiator.

BEDROOM 4: (rear) (13' 11'' max into wardrobe x 8' 10'') (4.24m x 2.69m)
a double bedroom with double glazed window to rear and two Velux skylight windows over, feature alcove shelving with storage cupboard beneath, contemporary radiator, built in wardrobes with drawers beneath and engineered oak flooring.

FAMILY BATHROOM/WC: (8' 4'' x 6' 6'') (2.54m x 1.98m)
a good sized bathroom with double ended bath tub with dual headed system fed shower over, bowl style sink set into a counter with storage drawers beneath, low level wc with concealed cistern, Velux skylight window, extractor fan, inset spotlights, towel rail, built in mirror and double glazed window to front.

OUTSIDE

DRIVEWAY & OFF ROAD PARKING:
there is a tastefully landscaped driveway to the front of the property with parking available for 4 cars and a Tesla electric charging point, gated access into a stylish front garden.

FRONT GARDEN:
private and sunny front garden with attractive low level stone boundary walls with slatted fencing over and pleached hedge providing privacy and some welcome shade from the intensity of the sunny aspect.

REAR GARDEN:
a superb low maintenance outdoor space tastefully landscaped with different levels, paved seating area closest to the kitchen with attractive low level light rendered walls with raised planters over, 3 steps lead up to a composite decked seating area beneath an impressive beech tree. Outdoor tap, outdoor power and lighting. Handy side access through the plant/storage room to the front of the property.

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 with your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: F