GROUND FLOOR

APPROACH:
from the brick pavioured driveway, a shallow flight of steps ascends to an open-fronted porch with attractive bricked arch, base level meter cupboards and ceiling light point. Part stained glass wood panelled door with matching side panels and overlight, opening to: -

RECEPTION HALL:
a most welcoming introduction to this spacious family home, having an elegant and wide turning staircase ascending to the first floor with arts and crafts style spindles, exposed wooden floorboards, understairs storage cupboards, tall moulded skirtings, picture rail, two ceiling light points & Victorian style radiator. Panelled doors with moulded architraves, opening to: -

SITTING ROOM:  15' 1'' x 14' 11'' (4.59m x 4.55m)
box bay window to the front elevation with seven double glazed windows and overlights. Central period fireplace with open fire, tiled surround and hearth, plus an ornately carved wooden mantlepiece. Recesses to either side of the chimney breast (one with fitted book shelving and base level cabinets), exposed wooden floorboards, tall moulded skirtings, picture rail, ceiling light point & Victorian style radiator. Part stained glass bi-folding panelled doors opening to: -

DINING ROOM:  13' 0'' x 12' 11'' (3.96m x 3.94m)
central wood burning stove set upon a slate hearth with recesses to either side of the chimney breast (one with fitted book shelving and base level cabinet). Exposed wooden floorboards, exposed wooden floorboards, tall moulded skirtings, picture rail, Victorian style radiator, ceiling light point, internal obscured glaze serving hatch through to the kitchen/breakfast room. Upvc double glazed double doors with overlights overlooking and opening externally to the rear garden. Panelled door returning to the reception hall.

KITCHEN/BREAKFAST ROOM:  26' 4'' x 13' 9'' (8.02m x 4.18m)
a light filled kitchen/family entertaining space being triple aspect with three obscure glazed windows to the side elevation, double doors with side panels to the opposing side and double doors with side panels and large overlight to the rear elevation looking along the garden. Comprehensively fitted with an array of Shaker style base and eye level units combining drawers and cabinets. Roll edged quartz worktop surfaces with matching upstands, undermount 1 ½ bowl sink with indented draining board and swan neck mixer tap. Integrated appliances including electric oven, combi-microwave/oven, 5-ring induction hob with stainless steel extractor hood, tall fridge, tall freezer, dishwasher and washing machine. Wood effect flooring, canopied ceiling with spotlights on rails, three ceiling light points, ample space for table and chairs, two Victorian style radiators. Aforementioned obscure glazed serving hatch through to the family room. Useful pantry cupboard with shelving and space for tumble dryer.

SEPARATE WC:
low level dual flush wc, wash hand basin with mixer tap and double opening cupboard below, exposed wooden floorboards, extractor fan, wall light point.

FIRST FLOOR

LANDING:
part galleried over the stairwell and enjoying natural light with window the side elevation, exposed wooden floorboard, moulded skirtings, ceiling light point. Turning staircase ascending to the second floor. Panelled doors with moulded architraves opening to: -

BEDROOM 1:  14' 11'' x 12' 0'' (4.54m x 3.65m)
box bay window to the front elevation comprising seven windows and overlights. Generous built in wardrobes with cupboards above, moulding skirtings, radiator, picture rail, two ceiling light points. Sliding door giving access to: -

En-Suite Shower Room/WC:
shower cubical with mounted electric shower unit and handheld shower attachment. Low level flush wc with concealed cistern. Wash hand basin with mixer tap. Partially tiled walls, wall light point, inset ceiling downlights, double opening cupboard & extractor fan.

BEDROOM 2:  13' 0'' x 11' 6'' (3.97m x 3.50m)
windows and overlights to the rear elevation overlooking the rear garden, ornate period fireplace with recesses to either side of the chimney breast (one with built in wardrobe and cupboard above), moulded skirtings, radiator, picture rail, two ceiling light points.

BEDROOM 3:  10' 7'' x 9' 8'' (3.22m x 2.95m)
windows with overlights overlooking the rear garden, ornate period fireplace, radiator, moulded skirting, picture rail, ceiling light point.

FAMILY BATH/SHOWER ROOM/WC:  8' 8'' x 7' 1'' (2.64m x 2.16m)
refurbished in 2024. Freestanding roll top bath with mixer tap and handheld shower attachment. Shower cubicle, low level shower tray, wall mounted shower unit, handheld shower attachment and an overhead shower, low level dual flush wc. Wall mounted wash hand basin with mixer tap and pullout drawers below. Tiled flooring, tiled walls, obscure glazed window and overlight to the front elevation, heated towel rail/radiator, inset ceiling downlights, extractor fan.

SECOND FLOOR

LANDING:
enjoying natural light via window to the side elevation with far reaching views of the city, ceiling light point. Door to: -

BEDROOM 4:  17' 11'' x 12' 6'' (5.46m x 3.82m)
having part restricted head height, Velux window to the front elevation and two further south-westerly facing Velux windows to the rear elevation, three eaves storge cupboards, two ceiling light points.

OUTSIDE

REAR GARDEN:  62' 11'' x 29' 4'' (19.17m x 8.94m)
enjoying a sunny south-westerly orientation and a good amount of privacy. Immediately to the rear of the kitchen/breakfast room there is a paved patio with ample space for garden furniture, potted plants and barbequing. The remainder of the garden is level and principally laid to lawn with shaped borders featuring an array of flowering plants, mature shrubs and specimen trees. Enclosed on all three sides by timber fencing with pedestrian gate onto rear access lane. Outside lighting & water tap. Side return with pedestrian gate to the driveway.

GARDEN OFFICE:  15' 1'' x 8' 6'' (4.59m x 2.60m)
timber clad exterior and covered sitting out area. Upvc double glazed double doors and side panels, additional window, engineered oak floor, light and power connected. Door to:-

Separate WC:
low level waterless environment wc, wash hand basin.

OFF-STREET PARKING:
brick pavioured driveway parking for three cars.

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