GROUND FLOOR

APPROACH:
via Victorian tiled garden pathway leading beside low maintenance level courtyard front garden laid to slate chippings. The pathway leads to a covered entrance and attractive main front door to the house.

ENTRANCE VESTIBULE:
high ceilings with ceiling coving and dado rail. Part glazed door through to:-

ENTRANCE HALLWAY:
original staircase ascending to the first floor and a flight of stairs descending to the kitchen/breakfast room, further doors lead off to the sitting room and reception 2/dining room.

SITTING ROOM:  15' 5'' max into bay x 12' 1'' max into chimney recess (4.70m x 3.68m)
(front) a lovely bright bay fronted sitting room with high ceilings, ceiling cornicing, picture rail, chimney recess, wide bay to front comprising double glazed windows with original single glazed stained glass windows over, radiator and tv point.

RECEPTION 2/DINING ROOM:  11' 8'' x 9' 8'' max into chimney recess (3.55m x 2.94m)
a good sized second reception room with high ceilings, ceiling coving, picture rail and a radiator. Double glazed window to rear, overlooking the rear garden.

KITCHEN/BREAKFAST ROOM:  16' 5'' x 9' 4'' (5.00m x 2.84m)
(rear) a modern fitted kitchen comprising base and eye level cupboards and drawers with woodblock worktop over and inset 1 ½ bowl sink and drainer unit. Integrated Bosch electric oven with 4 ring induction over, stainless steel splashback and Bosch chimney hood. Further appliance space for dishwasher and fridge/freezer. Double glazed window to side, wall mounted Worcester gas central heating boiler. Part glazed door to rear, accessing the south-easterly facing rear garden. The kitchen has space for a breakfast table and chairs. A door leads off the kitchen and down a few steps to a cellar utility area.

CELLAR UTILITY AREA:  16' 1'' x 5' 2'' max into chimney recess/2’7'' min (4.90m x 1.57m/0.78m)
with a ceiling height of approx. 5’10”/1.78m) (4.90m x 1.57m/0.78m) a useful cellar space beneath the stairwell housing plumbing and appliance space for washing machine and dryer with worktop over, fuse box for electrics, radiator and tiled flooring.

FIRST FLOOR

LANDING:
doors off to bedroom 1, bedroom 2, shower room/wc, bedroom 3 (off upper mezzanine landing) and family bathroom/wc (off lower mezzanine landing). Stairwell continues up to the second floor.

BEDROOM 1:  15' 10'' x 11' 5'' (4.82m x 3.48m)
(front) high ceilings with ceiling coving and picture rail, wide bay to front comprising double glazed windows, and a radiator.

BEDROOM 2:  12' 3'' x 9' 8'' (3.73m x 2.94m)
(rear) a double bedroom with high ceilings, picture rail and a radiator. Double glazed window to rear, overlooking rear and neighbouring gardens.

BEDROOM 3:  14' 2'' x 10' 1'' (4.31m x 3.07m)
off upper mezzanine landing; a double bedroom with radiator and double glazed window to rear.

FAMILY BATHROOM/WC:  14' 0'' x 10' 0'' (4.26m x 3.05m)
off lower mezzanine half landing; a spectacular large family bathroom with a gorgeous freestanding bath, oversized walk-in shower area with dual headed system fed shower, low level wc, wide sink set into a storage unit beneath, small double glazed window to side, large double glazed window to rear, inset spotlights and an extractor fan.

SECOND FLOOR

LANDING:
door off to bedroom 4 and a second shower room/wc.

BEDROOM 4:  18' 6'' x 11' 4'' (5.63m x 3.45m)
a pretty double bedroom with feature dormer to front with a double glazed window, Velux window to rear and a radiator.

SHOWER ROOM/WC:
shower enclosure with Mira electric shower, low level wc, bowl style sink set into a counter with storage beneath, radiator, extractor fan and Velux skylight window.

OUTSIDE

FRONT GARDEN:
small courtyard front garden laid to slate chippings with a boundary wall. The front garden allows space for bins, recycling and potentially a bike storage shed.

REAR GARDEN:
a pretty town garden with a south-easterly aspect, enjoying much of the day’s sunshine with brick boundary walls, courtyard seating area framed with flower borders. Door accessing a small lean-to garden store.

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: E