GROUND FLOOR

APPROACH:
via a driveway providing off road parking for a good sized family vehicle, with a pretty garden beside mainly laid to lawn. The driveway leads up to the covered entrance and main front door to the property. Useful additional further entrance through to the utility room, which also connects through to the rear garden.

ENTRANCE HALLWAY:
a staircase rising to first floor landing with understairs recess, low level meter cupboard housing the gas and electric meters and fuse box, radiator. Doors off to sitting room, kitchen/dining room and utility room.

SITTING ROOM: (front) 11' 7'' x 10' 6'' max into bay (3.53m x 3.20m)
a cosy sitting room with an original fireplace, double glazed windows to front, high ceilings with ceiling coving and picture rail, and a radiator.

KITCHEN/DINING ROOM: 17' 11'' max into kitchen x 12' 3'' max/8'9 min (5.46m x 3.73m/2.67m)
a basic fitted kitchen comprising base and eye level units with roll edged worktop over and inset 1 ½ bowl sink and drainer unit, integrated Bosch electric oven with 4 ring gas hob over, wall mounted Worcester gas central heating boiler and a radiator. Double glazed windows to rear, overlooking the rear garden. High ceilings with ceiling coving and picture rail.

UTILITY ROOM: 10' 8'' x 6' 3'' (3.25m x 1.90m)
a generous utility space with an incredibly handy connection through from the driveway at the front to the rear garden, perfect for bicycle access etc. Plumbing for washing machine and further appliance space.

FIRST FLOOR

LANDING:
a bright landing with a window to side providing natural light through the landing and stairwell. Doors off to all three bedrooms and the family bathroom.

BEDROOM 1: (front) 10' 10'' x 10' 5'' (3.30m x 3.17m)
a double bedroom with high ceilings, ceiling coving, picture rail and a radiator. Double glazed windows to front.

BEDROOM 2: 12' 3'' x 9' 6'' (3.73m x 2.89m)
a double bedroom with high ceilings, ceiling coving, picture rail and a radiator. Double glazed window to rear, overlooking the rear garden.

BEDROOM 3: 9' 0'' x 8' 0'' (2.74m x 2.44m)
high ceilings with ceiling coving and picture rail, radiator. Double glazed window to rear.

FAMILY BATHROOM/WC:
a basic white bathroom suite with panelled bath, low level wc and pedestal wash basin. Double glazed window to side, built-in shelving, extractor fan and ceiling coving. Small radiator.

OUTSIDE

FRONT GARDEN & DRIVEWAY:
a wide driveway with ample space for a family sized vehicle, with additional courtyard area at the end of the drive providing a perfect space for bins and recycling, with access through to the utility room. Beside the driveway there is a level lawned section with flower borders and low level boundary wall to front.

REAR GARDEN: approx. 35' 0'' x 25' 0'' (10.66m x 7.61m)
a level lawned rear garden with paved seating area closest to the property, flower beds containing various shrubs, raised planter and a garden shed. Open south-westerly side aspect attracting plenty of afternoon sunshine.

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: B