GROUND FLOOR

APPROACH:
via garden gate and pathway beside the pretty front garden and driveway off-road parking space, up the right-hand side of the building where you will find the main front door to the house.

ENTRANCE HALLWAY:
a welcoming central entrance hallway with wonderful high ceilings, ceiling cornicing, radiator and meter cupboard. Original staircase rising to first floor landing. Doors leading off to the sitting room, dining room/reception 2, reception 3/home office, ground floor cloakroom/wc and an understairs storage cupboard.

SITTING ROOM:  21' 7'' x 12' 9'' (6.57m x 3.88m)
large bay fronted sitting room with high ceilings, ceiling cornicing and two radiators. Glazed sash windows to front, overlooking the front garden.

DINING ROOM/RECEPTION 2:  15' 0'' x 11' 6'' max into chimney recess (4.57m x 3.50m)
a good sized second reception room with two large double glazed sash windows to rear, overlooking the rear garden. High ceilings with ceiling cornicing and central ceiling rose, built in book casing to chimney recesses and a radiator. Glazed door leading through to:-

KITCHEN:  14' 11'' x 8' 4'' max into chimney recess (4.54m x 2.54m)
a basic fitted kitchen comprising a range of base and eye level units with roll edged worktop over and inset 1 ½ bowl sink and drainer unit. Integrated oven, period dresser to chimney recess, double glazed sash window to rear and door accessing a utility/workshop. The kitchen is on the same floor height as the dining room which adjoins it, and therefore there is exciting potential to knock down the wall between the kitchen and dining room creating a large sociable space (subject to building regulation approval).

UTILITY/WORKSHOP:  14' 1'' x 7' 1'' (4.29m x 2.16m)
a useful utility space with workbench, sink, plumbing for washing machine, door accessing the garden, floor standing gas central heating boiler. Door accessing a garden wc.

RECEPTION 3/HOME OFFICE:  16' 8'' x 6' 11'' max into chimney recess (5.08m x 2.11m)
high ceilings with ceiling cornicing and central ceiling rose, double glazed sash window to front, exposed stripped floorboards and a radiator.

GROUND FLOOR CLOAKROOM/WC:
low level wc, small wash basin, extractor and and part tiled walls.

FIRST FLOOR

LANDING:
a central landing with doors to all four bedrooms, shower room and separate wc. Attractive stained glass rooflight panel providing borrowed light from the Velux skylight window in the roof space, flooding the landing and stairwell with natural light.

BEDROOM 1:  (front) 21' 4'' max into bay x 13' 2'' max into chimney recess (6.50m x 4.01m)
a large bay fronted double bedroom with high ceilings, ceiling coving, built-in wardrobe, boarded period fireplace, wide bay to front comprising three double glazed sash windows, and a radiator.

BEDROOM 2:  (rear) 12' 0'' x 11' 6'' max into chimney recess (3.65m x 3.50m)
a double bedroom with high ceilings, ceiling coving, double glazed sash window to rear, tiled fireplace and a radiator.

BEDROOM 3:  15' 4'' x 8' 9'' max into chimney recess (4.67m x 2.66m)
a smaller double bedroom with a boarded fireplace, double glazed sash window to rear, high ceilings, radiator and a shallow period storage cabinet built into the chimney recess.

BEDROOM 4:  (front) 16' 10'' x 7' 1'' max into chimney recess (5.13m x 2.16m)
a single bedroom with high ceilings, ceiling coving, boarded fireplace, radiator, exposed stripped floorboards and a double glazed sash window to front.

SHOWER ROOM:  8' 6'' x 6' 6'' (2.59m x 1.98m)
a walk-in wet room style shower area, sink, heated towel rail, window to side and airing cupboard.

SEPARATE CLOAKROOM/WC:
low level wc and a double glazed sash window to side.

OUTSIDE

OFF ROAD PARKING & FRONT GARDEN:
the property is located on a side road where there is residents parking and a driveway forms part of the front garden providing off road parking for one vehicle. There is a planted front garden with low level boundary wall with railings over.

REAR GARDEN:
a gorgeous level lawned rear garden with lily pond, flower borders containing various plants and shrubs, attractive period stone boundary walls. Handy gated side access through a pathway from the rear to the front of the property.

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: F