ACCOMMODATION

APPROACH:
via a beautiful Georgian wall with central entrance through into the incredible south-easterly facing freestyle garden, with a path meandering through the lawned sections, passing a mature apple tree, to the stone steps leading up to the main front door to the house. There is also a useful lower ground floor entrance to the property, providing direct access into the kitchen/dining space.

RAISED HALL FLOOR

ENTRANCE HALLWAY:
incredibly high ceilings with ceiling coving, Georgian staircase rising to first floor landing and door accessing a staircase down to the lower ground floor landing. Exposed stripped original floorboards and a radiator. Doors off to the sitting room, dining room/reception 2 and home office/reception 3.

SITTING ROOM: (front) (14' 9'' x 13' 11'') (4.49m x 4.24m)
an elegant sitting room with high ceilings, ceiling coving, a beautiful open period fireplace, exposed stripped floorboards, radiator and two sash windows to front with a leafy outlook over the gardens.

DINING ROOM/RECEPTION 2: (14' 8'' x 13' 11'') (4.47m x 4.24m)
high ceilings with ceiling coving, sash window to rear with working wooden shutters, dado rail and a radiator.

HOME OFFICE/RECEPTION 3: (10' 2'' x 6' 11'') (3.10m x 2.11m)
high ceilings, sash window with working wooden shutters to rear and a radiator.

FIRST FLOOR

LANDING:
doors off to bedroom 1 and its adjoining dressing room (potentially a double bedroom). Further door off to a family bathroom and door to bedroom 4 off upper mezzanine landing.

BEDROOM 1: (front) (15' 1'' x 14' 2'') (4.59m x 4.31m)
two period sash windows to front with a lovely leafy outlook over front and neighbouring gardens, high ceilings with ceiling coving, feature fireplace and a dado rail. Double doors accessing:-

DRESSING ROOM: (14' 10'' x 9' 10'') (4.52m x 2.99m)
a double bedroom sized dressing area with high ceilings, ceiling coving, sash window to rear and a radiator. Door accessing:-

En-Suite Shower Room/WC:
shower enclosure with system fed shower, pedestal wash basin, low level wc, extractor fan, heated towel rail and a window to rear.

FAMILY BATHROOM/WC:
white suite comprising double ended bath with system fed shower over, low level wc, wash hand basin with storage cabinet beneath. Sash window to rear and part tiled walls. Corner cupboard, housing the pressurised hot water cylinder.

BEDROOM 4: (11' 2'' x 7' 2'') (3.40m x 2.18m)
a single bedroom with sash window to front, a pretty period fireplace and a radiator.

SECOND FLOOR

LANDING:
doors off to bedroom 2, bedroom 3 and bedroom 5. The landing also has a Velux skylight window providing natural light through the landing and stairwell, there is a semi open-plan recessed home office (11'0 x 6'11) (3.36m x 2.11m) with sash window to rear and a radiator. Further door leads off to a second family bathroom.

BEDROOM 2: (front) (14' 5'' x 13' 4'') (4.39m x 4.06m)
period fireplace, built-in wardrobes/storage cupboards, radiator and a window to front.

BEDROOM 3: (rear) (13' 5'' x 10' 1'') (4.09m x 3.07m)
Velux skylight window, further window to rear, period fireplace and a radiator.

BEDROOM 5: (front) (11' 2'' x 7' 1'') (3.40m x 2.16m)
a single bedroom with sash window to front, period fireplace and a radiator.

SECOND FAMILY BATHROOM/WC:
white suite comprising panelled bath, low level wc, pedestal wash basin and a Velux skylight window to rear.

LOWER GROUND FLOOR

LANDING
a spacious landing with independent access to the rear, off Back of Kingsdown Parade, as well as separate entrance from the gardens at the front. Recessed utility area (8'4 x 6'11) (2.55m x 2.11m) with plumbing and appliance space for washing machine and freezer, with work counter and storage beside. Radiator, tiled floor, understairs storage cupboard, door off to a lower ground floor cloakroom/wc and further door accessing the large sociable kitchen/dining/living room.

KITCHEN/DINING/LIVING ROOM: (overall measurement 29' 3'' x 13' 11'' max into chimney recess) (8.91m x 4.24m)
a wonderful through kitchen/dining/living space on level with the garden and with a direct access out onto the sunny gardens, with a lovely picture sash window offering a beautiful green outlook. There is a fitted kitchen comprising base and eye level cupboards with granite work counter over and inset 1 ½ bowl sink and drainer unit, integrated electric oven with 4 ring gas hob and chimney hood over. Appliance space for dishwasher. At the side of the kitchen there is a feature chimney recess with built-in gas fired Aga, shelving beside and built-in storage cupboards to chimney recess. Wide wall opening connects the kitchen area to the living area which has ample space for seating, with a period fireplace, sash window with working shutters to rear, exposed stripped floorboards, built-in bookshelving and a radiator.

OUTSIDE

GARDEN: (75' 0'' x 23' 0'') (22.84m x 7.01m)
glorious south-easterly facing lawned garden with a mature chestnut tree close to the front boundary and providing incredible privacy. There are well stocked flower borders framed with attractive stone boundary walls, a wisteria growing over a pergola closest to the property and offering welcoming shade in summer months. Apple tree, paved seating, lily pond. Entrances to the lower ground floor and raised hall floor.

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, with a perpetual yearly rent charge of £5.0s.0d p.a. This information should be checked with your legal adviser.

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