GROUND FLOOR

APPROACH:
from the pavement, a dwarf stone wall with clipped hedge providing a good amount of privacy and pathway leading to the front entrance. Double opening wood panelled doors with brass door furniture and an arched stained glass fan light, opening to:-

ENTRANCE VESTIBULE:
tesselatted tiled flooring with inlaid entrance mat, wall light point, coat hooks. Double opening part stained glass wooden doors with matching side panels and overlights, opening to:-

RECEPTION HALL: (15' 8'' x 7' 11'' measurements including stairwell) (4.77m x 2.41m)
a most welcoming and spacious entrance, having exposed wooden floorboards, elegant turning staircase ascending the first floor with handrail and ornately carved spindles, tall moulded skirtings, dado rail, simple moulded cornicing, radiator. Stripped pine six-panelled doors with moulded architraves and brass door furniture, opening to:-

DRAWING ROOM: (19' 10'' x 18' 5'' max measurement into bay window) (6.04m x 5.61m)
box bay window to the front elevation comprising 5 double glazed sash windows. Central period fireplace with open fire, cast iron surround, decorative tiled slips and hearth plus an ornately carved wooden mantle piece, recesses to either side of the chimney breast, exposed wooden floorboards, tall moulded skirtings, dado rail, picture rail, simple moulded cornicing, ornate ceiling rose with light point, 2 radiators.

SEPARATE WC:
low level dual flush wc, wall mounted wash hand basin with mixer tap, partially tiled walls, wall light point, tall moulded skirtings.

OPEN-PLAN KITCHEN/BREAKFAST/DINING ROOM: (26' 11'' x 22' 9'' max measurements) (8.20m x 6.93m)
divided as follows:

Kitchen/Breakfast Area:
comprehensively fitted with an array of base and eye level units combining soft closing cabinetes and drawers. Roll edged granite worktops with undermount 1½ bowl ceramic sink and swan neck mixer tap plus bevel edged splashback tiling and pelmet lighting. Chimney breast with Bertazzoni range cooker with bevel edged splashback tiling and Elica extractor hood. Fitted shelving and floating bookshelves. Tiled flooring, space for fridge/freezer, tall moulded skirtings, inset ceiling downlights and 2 ceiling light points, breakfast bar.

Dining Area:
double glazed double doors with side panels and overlights overlooking and opening externally onto the rear timber deck. Central period fireplace with open fire, cast iron surround, slate hearth and an ornately carved wooden mantle piece. Recesses to either side of the chimney breast (one with fitted book shelving), wooden flooring, tall moulded skirtings, dado rail, picture rail, simple moulded cornicing, 2 ceiling light points, 3 radiators

UTILITY ROOM: (13' 1'' x 11' 8'') (3.98m x 3.55m)
comprehensively fitted with an array of sleek gloss, handleless and soft closing base and eye level units combining drawers and cabinets. A combination of granite effect and roll edged wooden worktop surfaces with bevel edged splashback tiling. Ceramic sink with draining board and swan neck mixer tap. Space and plumbing for washing machine and tumble dryer, integral dishwasher, wooden flooring, spotlight lighting, high sloping ceiling with 3 Velux windows, additional window to the rear elevation, radiator, wall light point. Part glazed wooden door opening to:-

REAR HALL:
picture double glazed window overlooking the rear garden, inlaid entrance mat, sloping ceiling with ceiling light point, bevel edged wall tiling to dado height, part glazed wooden door opening externally to the rear elevation. Door to:-

SEPARATE WC
low level dual flush wc, wooden flooring, recessed shelving, window to the rear elevation, ceiling light point.

FIRST FLOOR

PART GALLERIED LANDING:
part galleried over the stairwell with handrail and ornately carved spindles plus further turning staircase ascending to the second floor, tall moulded skirtings, dado rail, radiator. Airing cupboard housing wall mounted Vaillant gas fired combination boiler with separate hot water cylinder and pressurised tank. Stripped pine 6-panelled doors with moulded architraves and brass door furniture, opening to:-

BEDROOM 1: (19' 10'' x 18' 10'' including en-suite shower room) (6.04m x 5.74m)
box bay window to the front elevation comprising 5 double glazed sash windows. Period fireplace with cast iron surround, decorative tiled slips and hearth plus ornately carved wooden mantle piece. Tall moulded skirtings, simple moulded cornicing, 2 radiators, ceiling light point. Fitted wardrobes with cupboards above. Part glazed door, opening to:-

En-Suite Shower Room: (5' 4'' x 4' 8'') (1.62m x 1.42m)
shower cubicle with wall mounted shower unit and hand held shower attachment, pedestal wash hand basin with hot and cold water taps, base level cupboard, tiled flooring, inset ceiling downlights, extractor fan.

BEDROOM 2: (16' 9'' x 13' 8'') (5.10m x 4.16m)
multi-paned sash window to the rear elevation with far reaching roof top views. Ornate cast iron fireplace with slate hearth and recesses to either side of the chimney breast. Tall moulded skirtings, simple moulded cornicing, radiator, raised height wall to wall cupboards. Pedestal wash hand basin with hot and cold water taps, bevel edged splashback tiling and wall light above. Door to:-

En-Suite Shower Room: (8' 7'' x 2' 4'') (2.61m x 0.71m)
low level dual flush wc, shower cubicle with built in shower unit and hand held shower attachment, radiator, window to the rear elevation, coved ceiling, ceiling light point.

BEDROOM 3: (13' 0'' x 10' 5'') (3.96m x 3.17m)
multi-paned sash window to the rear elevation with roof top views. Period fireplace with cast iron grate, decorative tiled slips and hearth plus an ornately carved slate mantle piece. Moulded skirtings, radiator, ceiling light point.

FAMILY BATHROOM/WC: (7' 10'' x 6' 4'') (2.39m x 1.93m)
double glazed sash window to the front elevation. Panelled bath with hot and cold water taps plus wall mounted shower unit and hand held shower attachment. Low level flush wc. Pedestal wash hand basin with hot and cold water taps. Tiled flooring and partially tiled walls, radiator, ceiling light point.

SECOND FLOOR

LANDING
enjoying plenty of natural light via skylight window, moulded skirtings, ceiling light point. Four-panelled doors with moulded architraves, opening to:-

BEDROOM 4: (16' 9'' x 13' 2'') (5.10m x 3.96m)
dormer style window to the rear elevation with far reaching roof top views, ornate cast iron fireplace with tiled hearth, recesses to either side of the chimney breast, radiator, ceiling light point, moulded skirtings.

GAMES ROOM: (27' 3''/16'11 min x 14' 3''/8'10 min) (8.30m/5.16m x 4.34m/2.69m)
large dormer style window to the front elevation plus additional Velux window. Ornate cast iron fireplace with tiled hearth and recesses to either side of the chimney breast, moulded skirtings, radiator, 2 ceiling light points. Roll edged granite effect worktop with stainless steel sink, draining board to side and mixer tap over. Base level cupboards and drawers, space and plumbing for washing machine, wall mounted Halstead gas fired combination boiler, space for fridge/freezer, ceiling light point.

BEDROOM 5: (13' 8'' x 13' 2'') (4.16m x 4.01m)
Velux window to the rear elevation with far reaching roof top views, pedestal wash hand basin with hot and cold water taps plus splashback tiling, moulded skirtings, radiator, ceiling light point.

SHOWER ROOM/WC: (6' 0'' x 4' 9'') (1.83m x 1.45m)
low level dual flush wc, pedestal wash hand basin with mixer tap, shower cubicle with built in shower unit and hand held shower attachment, tiled flooring, wall mounted mirror with wall light, ceiling light point, extractor fan.

OUTSIDE

FRONT COURTYARD: (25' 0'' x 15' 11'') (7.61m x 4.85m)
designed for ease of maintenance and enjoying a good amount of privacy via clipped hedge border along the front boundary wall. To one side there are 3 established Camillias exhibiting pink, white and red flowers.

REAR GARDEN: (70' 0'' x 27' 0'' max measurements) (21.32m x 8.22m)
immediately to the rear of the open-plan kitchen/breakfast/dining room and accessed via double doors there is a raised height timber deck with ample space for garden furniture and wrought iron balustrade. Steps then descend to the remainder of the garden which is principally laid to lawn and having an assortment of mature shrubs and flowering plants to either side. At the rear of the garden there is a patio with further space for garden furniture, potted plants and barbequing etc. Accessed via Coldharbour Road and by vehicular wooden double gates there is:-

PARKING FORECOURT: (38' 0'' x 28' 7'') (11.57m x 8.71m)
predominately brick pavioured with additional granite chipped area which provides space for at least 5 cars. Access to:-

GARAGE: (17' 9'' x 9' 11'') (5.41m x 3.02m)
metal up and over door, light and power connected, 2 windows to the side elevation plus personal door.

STORAGE ROOM: (14' 10'' x 13' 10'' max measurements) (4.52m x 4.21m)
located beneath the timber deck and providing useful storage for bikes etc plus window and fitted shelving, door to:-

UNDERCROFT STORAGE:
spanning virtually the full house with varying degrees of restricted head height and providing fantastic further additional storage space, light and power connected.

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 with your legal adviser.

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

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.