GROUND FLOOR

APPROACH:
via driveway providing off street parking for one car. The driveway leads beside a lawned front garden with attractive flower borders to a covered entrance and main front door to the house.

ENTRANCE HALLWAY: 17' 5'' x 7' 2'' max inclusive of the staircse (5.30m x 2.18m)
staircase rising to the first floor landing with a generous understairs storage cupboard, tiled floor, radiator, double glazed windows to front providing natural light. Doors leading off to reception 2, bedroom 4 and ground floor shower room/wc.

RECEPTION 2: (front) 14' 5'' x 8' 1'' (4.39m x 2.46m)
a useful second reception room with large double glazed picture window to front, two sets of double doors accessing generous recessed storage cupboards, radiator.

BEDROOM 4: 12' 0'' x 11' 11'' max (3.65m x 3.63m)
currently used as a double bedroom, but equally could be used as a further reception room, depending on one’s requirements. A lovely bright space with sliding double glazed patio doors to rear, accessing and overlooking the rear garden, tiled floor and radiator.

SHOWER ROOM/WC:
white suite comprising shower enclosure, wc and wall mounted wash basin. Tiled walls and small double glazed window to side.

FIRST FLOOR

SEMI OPEN PLAN KITCHEN/DINING/LIVING SPACE:
measured and described as two sections as follows:-

Living Area: 19' 0'' x 12' 4'' increasing to 15'10" max (5.79m x 3.76m/4.82m)
a lovely bright sitting room with large double glazed picture windows to front, low level radiators, wood flooring and wide wall opening connecting through to:-

Kitchen/Breakfast Room: 15' 10'' x 9' 1'' (4.82m x 2.77m)
a modern fitted kitchen comprising base and eye level gloss white units with wood block worktop over and inset 1 ½ bowl sink, integrated appliances including fridge/freezer, dishwasher, eye level oven and microwave. Space for dining table and chairs, large double glazed picture windows to rear overlook the rear and neighbouring gardens.

SECOND FLOOR

LANDING:
double glazed window to side providing plenty of natural light through the landing and stairwell. Doors lead off to three bedrooms (two doubles and one single), family bathroom/wc and two useful recessed storage cupboards with built-in shelving.

BEDROOM 1: (front) 15' 2'' max x 13' 2'' (4.62m x 4.01m)
double bedroom with double glazed windows to front, radiator and telephone point.

BEDROOM 2: (rear) 12' 7'' x 9' 5'' (3.83m x 2.87m)
a double bedroom with double glazed windows to rear offering a breathtaking view over the rooftops of neighbouring buildings towards Stoke Bishop and Westbury on Trym. Radiator.

BEDROOM 3/STUDY: 9' 1'' max reducing to 6'10" x 6' 3'' (2.77m/2.08m x 1.90m)
a useful additional space, perfect for a nursery or home office with double glazed windows to front, radiator and built-in storage cupboard.

BATHROOM/WC: 8' 4'' x 6' 2'' (2.54m x 1.88m)
white suite comprising panelled bath with mixer taps and shower over with glass shower screen, low level wc, wash hand basin with built-in drawer beneath, double glazed window to rear, contemporary upright radiator/towel rail.

OUTSIDE

FRONT GARDEN & OFF STREET PARKING:
there is a driveway providing off street parking for one car which lawned gardens beside and deep flower borders containing various plants and shrubs. Being the end of terrace, this property has the advantage of a wider plot and side access through a gate into a covered garden/bike store, which in turn leads through to the rear garden.

REAR GARDEN: approx 56' 0'' x 23' 9'' plus additional side return area of 23ft x 8ft (17.06m x 7.23m)
situated on the sunny south facing side, this lovely lawned rear garden attracts much of the day’s sunshine and has a generous paved seating area closest to the property with built-in bench seat and ample space for outdoor seating and entertaining. Recessed utility cupboard (housing plumbing for washing machine and wall mounted Vaillant gas central heating boiler), fenced boundaries, deep flower borders containing various plants, shrubs and trees. Useful side return courtyard with covered garden store providing valuable side access and extra storage space. This side return also offers further potential for extension, if required and subject to any necessary consents.

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 by your legal adviser.

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.