GROUND FLOOR

APPROACH:
via block paved driveway affording off-road parking for at least 2 vehicles. Steps leading up from the driveway to the main front door of the house.

ENTRANCE HALLWAY:
a welcoming entrance hallway with plenty of natural light provided by the double glazed window to the side elevation. Staircase rises to first floor landing with understairs storage cupboard, providing useful storage and housing the gas central heating boiler and electric meter. Wood laminated flooring with inset floor mat and a radiator. Doors off to the sitting room and home office which in turn leads through to the kitchen/dining room.

SITTING ROOM: (front) 15' 4'' into bay x 11' 9'' into chimney recess (4.67m x 3.58m)
a good sized bay fronted sitting room with coving, double glazed bay window to front elevation, radiator and chimney recess.

HOME OFFICE: 8' 11'' x 6' 2'' (2.72m x 1.88m)
a useful home office space with double glazed window to side elevation and a radiator. Doorway leads to:-

KITCHEN/DINING ROOM: 14' 11'' x 10' 4'' plus 11'7 x 8'9 (4.54m x 3.15m plus 3.52m x 2.66m)
a semi-open plan kitchen/dining space with a modern fitted kitchen comprising base and eye level cupboards and drawers with roll edged wood effect worktop over and inset stainless steel sink and drainer unit. Appliance space for a cooker, fridge/freezer and dishwasher. Radiators, skylight windows, double glazed window to rear and double glazed French doors to rear accessing the rear garden. Door leads off the kitchen into a handy utility room.

UTILITY ROOM: 5' 10'' x 5' 8'' (1.78m x 1.73m)
plumbing and appliance space for washing machine and dryer. Wall units and a radiator. Door accessing a ground floor cloakroom/wc.

CLOAKROOM/WC:
a low level wc, wall mounted wash basin with tiled splashbacks, tiled floor and extractor fan.

FIRST FLOOR

LANDING:
double glazed window to side providing plenty of natural light through the landing and stairwell. Loft hatch accessing generous loft space with potential for conversion (subject to consents). Doors lead off to all three bedrooms and the family bathroom.

BEDROOM 1: (front) 16' 1'' into bay x 9' 10'' (4.90m x 2.99m)
a double bedroom with double glazed bay window to front, built in wardrobes and a radiator. Two further recessed cupboards, one for storage and one housing the hot water tank.

BEDROOM 2: (rear) 12' 0'' x 11' 7'' (3.65m x 3.53m)
a double bedroom with double glazed windows to rear overlooking the rear garden, radiator and beautiful recessed storage cupboard.

BEDROOM 3: (front) 10' 8'' max x 7' 0'' (3.25m x 2.13m)
a smaller double bedroom with double glazed windows to front and a radiator.

FAMILY BATHROOM/WC:
a modern fresh family bathroom with a white suite comprising panelled bath with electric shower over, low level wc, wash hand basin with storage cabinets beneath, recessed alcove shelving, inset spotlights, extractor fan and double glazed window to side.

OUTSIDE

REAR GARDEN: approx. 95' 0'' x 27' 0'' max inclusive of garage (28.93m x 8.22m)
a lovely level lawned rear garden of a great size and a sense of privacy with neat fenced boundaries and deep flower borders containing various shrubs and trees. Area laid to stone chippings closest to the property and side access to the driveway and garage.

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: D