GROUND FLOOR

APPROACH:
via landscaped driveway affording off-road parking for two family vehicles, the driveway branches off into a pathway running up the right-hand side of the house where you’ll find the porch entrance.

ENTRANCE PORCH:
a practical space for boots and coats with large Velux skylight window and high level glazed panel providing plenty of natural light. Tiled floor and a handy access door straight through to the rear garden, as well as the attractive original stained glass door entering the main entrance hallway.

ENTRANCE HALLWAY:  22' 9'' x 7' 2'' (6.93m x 2.18m)
a wide welcoming entrance hallway with wonderful high ceilings, original ceiling cornicing and staircase rising to first floor landing. Engineered oak flooring, original sideboard, radiator, door accessing an understairs cloak storage cupboard and further doors leading off to the sitting room, kitchen/breakfast room, reception 3/home office and utility room.

SITTING ROOM:  22' 1'' x 13' 11'' (6.73m x 4.24m)
(front) a magnificent bay fronted reception room with high ceilings, ceiling coving, picture rail, three large sash windows to front elevation, radiators, period open fireplace with wood surround and mantle.

KITCHEN/BREAKFAST ROOM:  18' 2'' x 13' 5'' (5.53m x 4.09m)
(rear) a light and airy kitchen space; a painted shaker style kitchen with quartz worktops over and inset double sink and drainer. Ample storage cupboards. Integrated dishwasher. Appliance space for range cooker with built in extractor over. Plumbing and appliance space for American style fridge/freezer. Central island with overhanging breakfast bar providing seating. Wide wall opening with glazed roof light over provides a social connection through to the:-

LIVING/DINING ROOM:  23' 0'' x 17' 0'' (7.01m x 5.18m)
a fabulous extended living space with an abundance of natural light provided by the high level glazed roof light panel. Balcony with glazed doors to rear. Double glazed sash windows and part glazed door to side accessing the pathway down to the sunny rear garden. Tiled floor with underfloor heating, feature electrical wood burning stove with tiled hearth. Inset spotlights and door accessing the utility room.

UTILITY ROOM:
an incredibly practical utility space with plumbing and appliance space for washing machine, dryer and freezer, work counter over and inset 1 ½ bowl sink and drainer unit. Utility room connects back through to the entrance hallway as well as having doors off to the ground floor cloakroom/wc and door accessing a staircase down to the lower ground floor.

RECEPTION 3/HOME OFFICE:  16' 8'' x 9' 2'' (5.08m x 2.79m)
a stylish third reception room currently used as a home office but would work equally well as a children’s playroom, music room, etc. High ceilings, picture rail, tall sash window to front and a radiator.

CLOAKROOM/WC:
low level wc, wash hand basin with storage cabinet beneath and tiled splashback.

FIRST FLOOR

LANDING:
a large central landing with doors off to bedroom 1, bedroom 2, bedroom 4, bedroom 3 (off lower mezzanine landing), bedroom 5 (off upper mezzanine landing), and family bathroom/wc.

BEDROOM 1:  14' 5'' x 13' 11'' (4.39m x 4.24m)
a double bedroom with high ceilings, ceiling coving, picture rail, wide bay to front comprising double glazed sash windows, built in wardrobe/storage cupboards and a radiator. Door accessing: -

En-Suite Shower Room:
white suite comprising shower enclosure with dual headed system fed shower, low level wc, wash hand basin with storage cabinet beneath, inset spotlights, extractor fan and heated towel rail.

BEDROOM 2:  17' 3'' x 13' 5'' (5.25m x 4.09m)
(rear) large double bedroom with high ceilings, ceiling coving, picture rails, radiator, two windows to rear offering a lovely, elevated cityscape view over rooftops of Redland and Bishopston.

BEDROOM 3:  14' 6'' x 10' 9'' (4.42m x 3.27m)
(off lower mezzanine landing) good sized double bedroom with an attractive period fireplace, sash window to rear elevation, built in original storage cupboards to chimney recess and a radiator.

BEDROOM 4:  16' 10'' x 9' 5'' (5.13m x 2.87m)
high ceilings with original ceiling cornicing, period fireplace, built in book shelving to alcoves and a radiator.

BATHROOM/WC:
a family bathroom with white suite comprising a panelled bath with mixer taps and shower attachment, corner shower enclosure with dual headed system fed shower, low level wc, wash basin with storage cabinet beneath, heated towel rail, herringbone tiled flooring, part tiled walls, inset spotlights and two sash windows to side elevation.

BEDROOM 5:  14' 7'' x 10' 8'' (4.44m x 3.25m)
(off upper mezzanine landing) a double bedroom with a period cast iron fireplace and a radiator. Sash window to rear offering superb elevated cityscape views over the rooftops of Redland and Bishopston.

SECOND FLOOR

LANDING:
doors off to bedroom 6 and a generous walk-in attic storage room. Velux skylight window and further accessible attic storage space.

BEDROOM 6:  15' 8'' x 11' 11'' (4.77m x 3.63m)
a double bedroom with dormer to front comprising a double glazed sash window, cast iron period fireplace. Door accessing: -

En-suite Bathroom/WC:
white suite comprising a panelled bath, low level wc, wash hand basin with storage cabinet beneath, Velux skylight window, extractor fan and heated towel rail.

LOWER GROUND FLOOR

Cellar:  17' 6'' x 13' 5'' (5.33m x 4.09m)
there are two useful cellar storage rooms, with restricted head height circa 6ft, perfect for sports equipment, garden furniture, etc., with the rear of these storage rooms having double doors accessing the rear garden.

OUTSIDE

DRIVEWAY & FRONT GARDEN:
the front of the property has been tastefully landscaped to afford off-road parking for two cars with an EV charging point, whilst retaining flower borders containing various shrubs, also a low level boundary wall to front with inset flower border and a pathway leading up to the main entrance of the property.

REAR GARDEN:  30' 0'' x 25' 0'' (9.14m x 7.61m)
level lawned rear garden with hard standing seating area, brick boundary walls and steps leading up a handy accessway through the entrance porch to the front of the property. There is also a door accessing an undercroft garden store which runs beneath part of the extension.

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: G