GROUND FLOOR

APPROACH:
via a landscaped driveway affording off road parking, leading up to the garage. There is a pathway off the driveway beside the level low maintenance front garden, where you will find the main front door to the house.

ENTRANCE HALLWAY:
an incredibly generous entrance hallway with high ceilings, staircase rising to first floor landing with generous understairs store and cloakroom/wc. Doors lead off to the sitting room, dining room and utility room. Wall mounted thermostat control for central heating, alarm control panel, radiator and engineered oak flooring.

SITTING ROOM: (front) 17' 8'' x 12' 5'' (5.38m x 3.78m)
a good sized bay fronted sitting room with double glazed windows to front, overlooking the front garden. Feature fireplace with stone surround and hearth. Radiator and ceiling coving.

KITCHEN/DINING ROOM: 21' 11'' x 13' 7'' (6.68m x 4.14m)
a modern fitted kitchen comprising base and eye level cupboards and drawers with plenty of storage, granite worktop over with inset 1 ½ bowl sink and drainer unit. Integrated appliances including induction hob, Siemens combi oven, fridge/freezer and dishwasher. Overhanging breakfast bar providing seating, ample space for dining table and chairs, radiators. Tall bi-folding doors accessing:-

CONSERVATORY/SUN ROOM: 11' 6'' x 8' 10'' (3.50m x 2.69m)
double glazed windows and roof light panels, tiled flooring and double doors accessing the rear garden.

UTILITY ROOM: 9' 0'' x 7' 8'' (2.74m x 2.34m)
a range of base level units with laminated worktop over and inset sink and drainer unit, plumbing and appliance space for washing machine, with further appliance space if needed, tall cupboard housing Baxi gas central heating boiler, radiator. Part glazed door to rear accessing the rear garden.

CLOAKROOM/WC:
low level wc with concealed cistern, wash hand basin with storage beneath, heated towel rail and engineered oak flooring.

FIRST FLOOR

LANDING:
doors off to three double bedrooms and a family bathroom. Staircase continues rising to second floor.

BEDROOM 1: (rear) 20' 8'' x 12' 2'' (6.29m x 3.71m)
a large double bedroom with double glazed windows to rear, high ceilings with ceiling coving, built-in wardrobes and a radiator. Door accessing:-

En-Suite Bath/Shower Room/WC:
a generous en-suite with panelled bath, oversized shower enclosure with system fed shower, low level wc with concealed cistern, part tiled walls, tiled floor, inset spotlights, extractor fan and heated towel rail.

BEDROOM 2: (front) 15' 7'' x 12' 6'' (4.75m x 3.81m)
a double bedroom with bay window to front comprising double glazed windows, high ceilings, recessed wardrobes and a radiator.

BEDROOM 3: (rear) 22' 2'' x 10' 7'' (6.75m x 3.22m)
a double bedroom with double glazed windows to rear, further skylight windows and a radiator.

FAMILY BATH/SHOWER ROOM/WC:
white suite comprising panelled bath, shower enclosure, low level wc, wall mounted wash basin, part tiled walls, tiled floor, inset spotlights and an extractor fan. Small double glazed window to front.

SECOND FLOOR

LANDING:
Velux skylight window providing plenty of natural light, doors of to two further double bedrooms, radiator. Door to Airing Cupboard with built-in slatted shelving.

BEDROOM 4: (rear) 20' 7'' x 13' 7'' (6.27m x 4.14m)
a double bedroom with Velux skylight windows to rear, built-in wardrobes and a radiator. Double doors accessing a further recessed storage cupboard.

BEDROOM 5: (front) 15' 1'' x 12' 7'' (4.59m x 3.83m)
a double bedroom with one Velux window to front and a radiator. Loft hatch accessing some loft storage space. Door accessing a loft storage, which also houses the high pressure hot water cylinder and solar panel controls.

OUTSIDE

FRONT GARDEN & OFF STREET PARKING:
the property has a low maintenance level front garden mainly laid to artificial lawn with flower borders surrounding containing various grasses, shrubs and a tree. Beside the front garden there is a driveway providing off road parking, which leads up to the tandem garage.

GARAGE: internal measurements 28' 6'' x 10' 9'' (8.68m x 3.27m)
a generous tandem double length garage with electric roller shutter door, power and lighting. Door to rear accessing the rear garden.

REAR GARDEN: approx. 34' 0'' across max incl. conservatory x 28' 0'' (10.36m x 8.53m)
a real sun trap with a south-westerly orientation, level low maintenance landscaping with paving and seating area closest to the property, artificial lawned section and attractive flower borders containing various plants, shrubs and trees. Outdoor power socket. Access into the garage.

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: G