GROUND FLOOR

APPROACH:
via several steps up from pavement level to the main front door, which leads into the:-

ENTRANCE HALLWAY: 14' 2'' x 7' 4'' max inclusivej of staircase (4.31m x 2.23m)
a welcoming entrance hallway with wonderful original staircase rising to first floor landing, ceiling coving, radiator, door accessing a staircase descending to the lower ground floor, and doors off to the kitchen/dining room and reception 3 (currently the home office).

DINING ROOM: 19' 10'' max into chimney recess x 15' 10'' (6.04m x 4.82m)
two tall sash windows to rear with a southerly aspect and partial city scape views and pleasant views over the rear garden. The windows have original working shutters, high ceilings with ceiling coving, fireplace with wood burning stove, wooden flooring, radiators and wide wall opening creating a sociable connection through to the kitchen/breakfast room.

KITCHEN/BREAKFAST ROOM: (rear) 29' 10'' x 6' 6'' (9.09m x 1.98m)
a range of built-in kitchen units comprising base and eye level pine doors with hard work worktop over and inset double bowl stainless steel sink and drainer unit. Cooker point, dual aspect sash windows to front and rear, appliance space and plumbing for dishwasher, fridge/freezer and additional freezer. There is built-in shelving, ceiling coving, radiators and further door connecting back into the entrance hallway.

RECEPTION 3/HOME OFFICE: 15' 7'' x 12' 2'' max into chimney recess (4.75m x 3.71m)
a wide bay front comprising 3 sash windows, high ceilings with ceiling coving, gas fire, wooden flooring and built-in bookcases.

FIRST FLOOR

LANDING:
staircase rising to second floor landing, a large sash window to the front providing plenty of natural light through landing and stairwell, door leading off to the first floor drawing room and bedroom 3, wall opening into an inner hallway, which in turn has doors off to bedroom 4/study, a cloakroom/wc, family bathroom and airing cupboard (housing the pressurised Megaflow hot water tank and built-in slatted shelving).

DRAWING ROOM/BEDROOM2: (rear) 19' 5'' max into chimney recess x 16' 1'' (5.91m x 4.90m)
currently arranged as a drawing room, this breathtakingly elegant room has high ceilings, ceiling coving and central ceiling rose, two floor to ceiling windows with working wooden shutters that offer a fabulous panoramic city scape view over rooftops of Kingsdown towards the city centre and the Bath/Dundry Hills in distance. There is a cast iron period fireplace with original marble surround and exposed stripped floorboards.

BEDROOM 3: (front) 15' 4'' max into bay x 12' 4'' max into chimney recess (4.67m x 3.76m)
double bedroom with high ceilings and ceiling coving, wide bay to front comprising 3 sash windows, a period style boarded fireplace and door accessing a shallow storage cupboard.

BEDROOM 5/STUDY: (front) 9' 7'' x 7' 3'' (2.92m x 2.21m)
single bedroom with high ceilings, ceiling coving, sash window and radiator.

CLOAKROOM/WC:
low level wc, corner wash handbasin and window to side.

BATHROOM: (rear) 11' 8'' x 8' 0'' max into recess (3.55m x 2.44m)
a bathroom suite comprising panelled bath with cistern fed shower over, wash handbasin, radiator and sash window to rear.

SECOND FLOOR

LANDING:
spacious landing with sash window to front, doors accessing bedroom 1, bedroom 2 and inner landing which in turn has the wall mounted controls for the solar panels and doors off to bedroom 5, and a further family bathroom/wc.

BEDROOM 1: (rear) 20' 8'' x 16' 3'' max into chimney recess (6.29m x 4.95m)
a large double bedroom with two south facing sash windows to rear offering astonishing views over Bristol, exposed stripped floorboards, radiator built-in wardrobes, door connecting through to the second floor family bathroom, and half-spiral staircase leading up to top floor landing, where there is a glazed door with access out on to the roof (where there are solar panels and exceptional views).

BEDROOM 4: (front) 12' 2'' max into chimney recess x 10' 8'' (3.71m x 3.25m)
double bedroom with sash window to front, built-in cupboard and radiator.

BEDROOM 6: (front) 8' 8'' x 10' 4'' (2.64m x 3.15m)
a single bedroom with sash window to front and exposed stripped floorboards.

FAMILY BATHROOM/WC:
panelled bath, sink, low level wc, window to rear elevation.

INTERNAL STORAGE ROOM: 15' 11'' x 10' 9'' (4.85m x 3.27m)
a large space with tiled floor, recessed vaulted cellar storage space and further doorway into further cellar space.

CLOAKROOM/WC: 5' 10'' x 6' 8'' (1.78m x 2.03m)
low level wc, wash basin and tiled floor.

UTILITY ROOM: 16' 10'' x 6' 8'' (5.13m x 2.03m)
a utility space with plumbing and appliance space for washing machine and dryer, Belfast sink, tiled floor, fuse box and meters for electrics.

OUTSIDE

REAR GARDEN: 80' 0'' x 30' 0'' (24.38m x 9.14m)
an incredible south easterly facing rear garden with seating arear closest to the property, framed with beautiful original stone boundary walls and Espalier fruit trees, thriving in the sunny aspect. There is an electric sliding door to side (off Marlborough Hill) providing gated vehicular access onto a parking area. Access through a double garage door into the first floor level of the garage/coach house.

OFF STREET PARKING:
space for several cars in the lower section of the garden.

GARAGE/COACH HOUSE: 28' 4'' x 17' 8'' (8.63m x 5.38m)
at the bottom of the garden there is a large two floor outbuilding, currently arranged as a double garage and single garage accessed from Somerset Street. To the first floor there is a double garage/workshop space, accessed from the garden (measuring 28’4” x 17’8”) with power, light and window to side with remote control double garage door.

This fabulous garage/workshop space also may offer exciting future development potential (subject to consents).

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 by your legal adviser.

PLEASE NOTE:
1. Anti Money Laundering Regulations: when agreeing a sale of a property we are required to see both proof of identification for all buyers and confirmation of funding arrangements.
2. Energy Performance Certificate: It is unlawful to rent out a property which breaches the requirement for a minimum E rating, unless there is an applicable exemption. The energy performance rating of a property can be upgraded on completion of certain energy efficiency improvements. Please visit the following website for further details:
https://www.gov.uk/government/publications/the-private-rented-property-minimum-standard-landlord-guidance-documents
3. The photographs may have been taken using a wide angle lens.
4. Any services, heating systems, appliances or installations referred to in these particulars have not been tested and no warranty can be given that these are in working order. Whilst we believe these particulars to be correct we would be pleased to check any information of particular importance to you.
5. We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation or give any warranty in relation to the property and we have no authority to do so on behalf of the seller.
6. Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property.
7. Any floor plans provided are not drawn to scale and are produced as an indicative rough guide only to help illustrate and identify the general layout of the property.
8. Any reference to alterations to, or use of, any part of the property is not a statement that any necessary planning, building regulations, listed buildings or other consents have been obtained. These matters must be verified by any intending buyer.
9. Please be aware that firstly, areas of first priority (AFP) for schools do change and, secondly, just because a property is located within an AFP this does not mean schooling is guaranteed for resident children. Please make appropriate enquiries of the local authority to ensure you are fully aware of the exact position prior to exchange of contracts.