GROUND FLOOR

APPROACH:
via the main front door on the cul-de-sac leading into the entrance vestibule.

ENTRANCE VESTIBULE:
coat hooks, built in shelving and double doors accessing a cloaks storage cupboard, which also houses the gas meter, alarm control panel and fuse box for electrics. Glazed door enters the main entrance hallway.

ENTRANCE HALLWAY:
a welcoming entrance hallway with staircase rising to first floor landing, radiator, engineered oak flooring and doors leading off to the kitchen/dining room, utility room (which in turn accesses a ground floor cloakroom/wc) and separate home office/snug.

KITCHEN/DINING ROOM: 16' 4'' x 11' 7'' (4.97m x 3.53m)
a stylish and well appointed fitted kitchen comprising base and eye level matt white units with white composite worktop over with inset 1½ bowl sink and drainer unit. Integrated appliances including an AEG stainless steel eye level double oven, fridge/freezer, dishwasher and microwave. Six ring gas hob with glass splashback and inset stainless steel chimney hood over, ample further storage cupboards, plenty of space for a family sized dining table, engineered oak flooring, inset spotlights, double glazed window to rear, corner cupboard housing the recently installed (2022) Worcester gas central heating boiler and double glazed double doors access the south facing rear garden.

RECEPTION 2: 11' 2'' x 9' 10'' (3.40m x 2.99m)
currently used as a home office, but would work equally well as a sitting room, separate dining room or child’s playroom with tall windows to front with built in plantation shutters offering an outlook towards the harbourside, radiator, inset spotlights, engineered flooring.

UTILITY:
plumbing and appliance space for washing machine and dryer with work counter over and built in wall units, oak door accesses the ground floor cloakroom/wc.

CLOAKROOM/WC:
low level wc, wash hand basin with built in cabinet beneath, small radiator and extractor fan.

FIRST FLOOR

LANDING:
staircase continuing up to the second floor landing and doors leading off to bedroom 1, bedroom 2, linen cupboard and family shower room/wc.

BEDROOM 1: 16' 4'' x 12' 0'' (4.97m x 3.65m)
a generous double bedroom with built in wardrobes, double glazed south facing windows to rear and contemporary upright radiator.

BEDROOM 2: 12' 10'' x 9' 10'' (3.91m x 2.99m)
a double bedroom with recessed wardrobe, engineered oak flooring, tall double glazed sash windows to front offering a lovely outlook out onto the marina and harbourside, radiator.

SHOWER ROOM/WC: 9' 6'' x 6' 0'' (2.89m x 1.83m)
a well proportioned shower room with oversized walk in shower enclosure with dual headed system fed shower, low level wc with concealed cistern, wash hand basin with built in drawers beneath and digital heated wall mirror and light over. Heated towel rail, tiled floor, extractor fan, inset spotlights and double glazed window to front.

SECOND FLOOR

LANDING:
engineered oak flooring, door accessing bedroom 3 and part glazed door leading through into the sitting room.

SITTING ROOM: 13' 0'' x 13' 0'' (3.96m x 3.96m)
an incredible sitting room with high vaulted ceiling and large skylight window over, engineered oak flooring, contemporary gas stove, double glazed window to front and 3 bi-folding doors to front offering a truly breath taking view over the marina with an incredible backdrop of the colourful houses of Cliftonwood, Royal York Crescent and Cabot Tower. The bi-fold doors access a generous balcony/terrace with built in corner barbeque area and timber balustrade. This provides for perfect outdoor seating area to enjoy the harbour views and early evening summer sunshine. Staircase leads off the sitting area to a mezzanine landing which accesses bedroom 4/guest room.

BALCONY/TERRACE:
lovely raised outdoor space with breath-taking harbour views.

BEDROOM 3: 16' 4'' x 9' 2'' (4.97m x 2.79m)
a double bedroom to rear with lots of light from 3 double glazed timber framed windows, overlooking Underfalls Yard, part raised height ceiling with uplighting.

BEDROOM 4/GUEST ROOM: 12' 8'' x 12' 1'' (3.86m x 3.68m)
a double bedroom with Velux picture window to rear looking out to the iconic colourful houses of Cliftonwood, built in eaves storage space, contemporary upright radiator and door accessing:

ENSUITE SHOWER ROOM/WC:
white suite comprising shower enclosure with system fed shower and recessed alcove shelf, low level wc, wash hand basin set into a wooden counter, heated towel rail and Velux skylight window to rear.

OUTSIDE

REAR GARDEN: 17' 10'' x 17' 0'' (5.43m x 5.18m)
a south facing level enclosed rear garden with raised railway sleeper borders surrounding a artificial lawned section, slatted fencing and pathway leading up the left hand side of the garden to the double garage and gated access lane. This garden provides a real suntrap and a perfect space for outdoor seating and entertaining.

DOUBLE GARAGE: 15' 11'' x 15' 5'' (4.85m x 4.70m)
a good sized double garage with pitched roof with further storage, electric up and over door, power and light.

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: …

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. 6.
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.