GROUND FLOOR

APPROACH:
from the pavement, tiled decorative pathway adjacent to the front courtyard and leading six-panelled wooden front door with brass door furniture, opens to:-

ENTRANCE VESTIBULE:
short vestibule with tiled floor, dado rail, high ceilings and ceiling mouldings. Internal obscure glazed wooden door opens to:-

ENTRANCE HALLWAY:
long reception hall with polished wooden flooring, radiator, head height electric consumer unit and concealed meter cupboard below. Staircase rising to first landing with understairs storage cupboard.

SITTING ROOM:  15' 3'' x 13' 6'' (4.64m x 4.11m)
angled bay window to front elevation with three upvc double glazed windows with pleasant street scene views and plantation shutters. High ceilings with decorative ceiling mouldings, polished wooden flooring, feature fireplace (not in use) with stone hearth and surround with extensive built-in cabinets and shelving to both sides of the chimney, radiator.

DINING ROOM:  12' 0'' x 11' 9'' (3.65m x 3.58m)
high ceilings, upvc double glazed window to rear elevation overlooking rear garden, radiator beside, wooden flooring and pair of built-in cabinets with open shelving to both sides of the (disused) chimney breast.

KITCHEN/BREAKFAST ROOM:  24' 6'' x 9' 10'' (7.46m x 2.99m)
dual aspect room and open plan with adjacent breakfast room but described separately as follows:-

Kitchen:
comprehensively fitted kitchen with base and eye level units and square edged worksurfaces with upstands and inset composite sink with mixer tap and drainer. Integrated appliance include induction 4 ring hob, electric oven, fridge/freezer, washing machine, dishwasher and bin storage. A pair of aluminium double glazed windows to side elevation overlooking the garden, polished wooden flooring, display shelving and breakfast bar. Wide wall opening to:-

Breakfast Room:
bi-folding aluminium double glazed doors opening directly onto the rear garden. Velux skylight and vertical column radiator, cat flap, polished wooden flooring.

CLOAKROOM/WC:
positioned under the staircase with decorative period style tiled flooring, close coupled wc, wash basin with mixer tap and cabinet below with splashback tiling, extractor fan.

FIRST FLOOR

LANDING:
turning staircase rising to the second floor. Radiator and doors opening to:-

BEDROOM 2:  17' 3'' x 15' 4'' (5.25m x 4.67m)
double bedroom with upvc double glazed windows into angled bay to the front elevation overlooking street scene views and further window to side. Radiator and extensive built-in wardrobes along one wall.

BEDROOM 3:  11' 11'' x 11' 10'' (3.63m x 3.60m)
double bedroom with upvc double glazed window to rear elevation overlooking the garden with radiator below, feature fireplace (not in use).

BEDROOM 4:  10' 1'' x 8' 11'' (3.07m x 2.72m)
double bedroom with upvc double glazed window to rear elevation overlooking the garden with radiator below.

BATHROOM/WC:
obscure upvc double glazed window to side elevation, fully tiled walls, close coupled wc, hand basin with mixer tap set into vanity unit with fixed wall mirror above, acrylic bath with mixer tap and Mira shower over with additional handheld attachment, heated towel rail, tiled flooring, extractor fan.

SECOND FLOOR

LANDING:
short landing with turning staircase with aluminium double glazed window to rear elevation and door opening to:-

BEDROOM 1:  18' 4'' x 12' 6'' (5.58m x 3.81m)
dual aspect double bedroom with aluminium double glazed windows to the rear elevation directly overlooking the garden plus a Velux skylight to the front elevation with street scene views. Pair of double wardrobes on opposing walls, radiator, eaves storage and internal door opening to:-

En-suite Shower Room:
double glazed Velux skylight window to the front elevation, wc with concealed cistern, wash basin set into vanity unit with splashback tiling and mirror, walk-in shower cubicle with rain head shower and Grohe mixer, tiled enclosure. built-in storage to the eaves space, tiled flooring, extractor fan.

OUTSIDE

REAR GARDEN:  45' 0'' x 16' 5'' (13.71m x 5.00m)
a long, west facing lawned rear garden enclosed on three sides by timber fenced boundaries, planted borders and mature fruit tree. Patio area abutting the property with water supply and external power sockets. Raised plinth to the rear of the garden houses additional seating, barbecue area and a:-

Summer House:
dual aspect with window to side and double doors to front looking back over the garden.

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