GROUND FLOOR

APPROACH:
from the pavement, a dwarf stone wall with high hedge providing a good amount of privacy with paved driveway leading up to the front of the property where a solid wood 6-panelled front door with stained glass fan light above and external light opens to:-

VESTIBULE:
inlaid entrance mat, tall ceilings, ceiling rose with ceiling light point, cornicing, dado rail, moulded skirting boards, alarm control panel, door with fanlight above leads to:-

ENTRANCE HALLWAY:
a most welcoming entrance with staircase ascending to first floor landing, cast iron radiator, ceiling light point, ceiling rose, cornicing, dado rail, stripped wooden floorboards, doors radiate to sitting room, second reception room, utility room. Two steps lead down to kitchen/dining room. Further door accessing:-

CLOAKROOM/WC:
wall mounted wc with concealed cistern, Belfast style wash handbasin with mixer tap over, tiled surrounds, inset ceiling downlights, extractor fan, tiled flooring with underfloor heating.

SITTING ROOM:  15' 7'' x 12' 10'' (4.75m x 3.91m)
attractive bay to front elevation comprising four sash windows with stained glass fanlights above and half height built-in plantation style shutters. Central fireplace with period marble surround with Parkrey log burning stove, tall ceilings with central ornate ceiling rose, ceiling light point, cornicing, picture rail, cast iron radiator, stripped wooden floorboards tall moulded skirting boards, doors leading to:-

FAMILY ROOM:  13' 5'' x 11' 4'' (4.09m x 3.45m)
two large sash windows overlooking the rear elevation, central ceiling rose with ceiling light point, cornicing, picture rail, central fireplace with marble surround with decorative log burner (fireplace has a functioning flue), cast iron radiator, stripped wooden floorboards, tall moulded skirting boards. TV and media points.

KITCHEN/DINING ROOM: 17' 4'' x 15' 4'' (5.28m x 4.67m)
a well-appointed kitchen comprehensively fitted with an array of soft closing base and drawer units with Carrara Mysterio quartz worktop over with matching upstands. Large, full height pantry cupboard. Integrated appliances include refurbished converted electric Aga, Neff induction hob plus single oven, Miele dishwasher, dual Belfast sink with mixer tap over. Space for upright fridge/freezer. Two electronically operated bespoke roof lights, inset ceiling downlights, two ceiling light points, two wall light points. Dining area: ample space for dining furniture, aluminium double doors plus single door leading out to the private rear garden, floor to ceiling windows with two additional windows to the side elevation, inset ceiling downlights, parquet flooring with underfloor heating

UTILITY ROOM:  10' 8'' x 5' 1'' (3.25m x 1.55m)
fitted with base and drawer units with granite effect worktop over, circular stainless sink and drainer unit and mixer tap over. Floor standing Bosch Worcester combi boiler. Double glazed high level aluminium window to rear elevation, inset ceiling downlights, extractor fan, water softener, space and plumbing for washing machine and tumble dryer. Tiled flooring with underfloor heating, tall ceilings, door leading to:-

BOOT ROOM:  11' 2'' x 5' 1'' (3.40m x 1.55m)
inset ceiling downlights, built-in storage shelf useful for outdoor equipment and bicycle storage. Alarm control panel, tiled flooring with underfloor heating, built-in cupboard housing electrical consumer unit (installed 2017). Door giving access out on to front driveway.

FIRST FLOOR

LOWER LANDING:
split level landing with sash window to side elevation enjoying plenty of natural light, stripped wooden floorboards, dado rail, cornicing, door leading to bedroom 3, ceiling light point, stairs ascend to upper landing.

BEDROOM 3:  12' 10'' x 9' 11'' (3.91m x 3.02m)
a double bedroom with ceiling light point, sash window to side elevation with fitted plantation style shutters, further double glazed window overlooking the rear elevation and rear garden, radiator, stripped wooden floorboards.

UPPER LANDING:
doors radiate to bedroom 1, bedroom 2 and family bathroom/wc, stairs ascend to second floor landing.

BEDROOM 1: 16' 7'' x 9' 5'' (5.05m x 2.87m)
a stunning principal double bedroom flooded with natural light via three double glazed sash windows with stained glass fan lights above, fitted plantation shutters, three ceiling light points, cornicing, two cast iron radiators, an array of fitted wardrobes with a variety of hanging rails, stripped wooden floorboards, tall moulded skirting boards, door leading to:-

Ensuite shower room:
wall mounted wc with concealed cistern, wash handbasin with granite counter to one side, large walk-in shower enclosure with waterfall shower plus detachable shower attachment over, glass shower screen, inset ceiling downlights, extractor fan, tiled surrounds, two vertical chrome towel radiators, tiled flooring with electric underfloor heating.

BEDROOM 2:  11' 7'' x 11' 3'' (3.53m x 3.43m)
double bedroom with ceiling light point, cornicing, sash window overlooking rear elevation with built-in plantation shutters, painted feature fireplace, stripped wooden floorboards, moulded skirting boards.

BATHROOM/WC:
a white suite comprising wall mounted wc with concealed cistern, panelled bath with handheld shower over, wall mounted Laufen wash handbasin, built-in shaver socket, large shower enclosure with waterfall shower plus detachable hand shower over, high level aluminium double glazed window to rear elevation, double glazed sash window to front elevation, inset ceiling downlights, extractor fan, tiled surrounds, wall mounted chrome towel radiator, tiled flooring with electric underfloor heating.

SECOND FLOOR

LANDING:
ceiling light point, door leading to linen/storage area with access to raised loft space. Door leading to:-

BEDROOM 4:  9' 11'' x 9' 8'' (3.02m x 2.94m)
double bedroom with double glazed window overlooking the rear elevation, ceiling light point, radiator, stripped wooden floorboards, tall moulded skirting boards.

LOFT:
an expansive loft storage area with potential for conversion subject to planning (plans showing double bedroom, ensuite shower/wc and storage available upon request). Fully boarded with power and light.

OUTSIDE

FRONT GARDEN:
landscaped front courtyard garden mainly laid to sandstone chipping with electrical supply for e-bike charging. Outside water tap, power and light. Dwarf walls plus mature hedging to the boundaries.

REAR GARDEN:
a stunning south west facing landscaped rear garden with stone paved seating area closest to the property plus paved side return with potting shed, outdoor power, water tap. Raised planters housing a variety of mature shrubs and plants. Barbecue area with Belfast sink and water tap. Steps lead to raised section of garden with flagstone paving, offering a second seating area and an array of mature trees, plants and shrubs to borders creating a calm and tranquil oasis. The garden is fully enclosed by a mixture of stone, brick and wooden fencing/trellising to the borders. Outside light.

PARKING:
paved driveway providing off street parking for one vehicle.

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: E