GROUND FLOOR

APPROACH:
from the pavement, a dwarf stone wall with wrought iron railings and pedestrian gate opening onto the front courtyard. Turning stone steps descend to the lower ground floor. Solid wood panelled front door with brass door furniture and obscure glazed panel plus overlight, opening to:-

RECEPTION HALL:
L-shaped reception hall with exposed wooden floorboards, elegant turning staircase ascending to the first floor with sweeping handrail and spindles, tall moulded skirtings, ornate central ceiling arch, ornate moulded cornicing, wall detailing to dado rail, three ceiling light points, concealed radiator. Useful storage cupboard with light point. Four-panelled door with chrome door furniture and steps descending to the lower ground floor. Panelled doors with chrome door furniture and moulded architraves, opening to:-

DINING ROOM:  12' 9'' x 11' 1'' (3.88m x 3.38m)
tall multi-paned sash window to the front elevation with working shutters. Central period fireplace with cast iron surround, slate hearth and an ornately carved mantelpiece. Recesses to either side of the chimney breast, exposed wooden floorboards, tall moulded skirtings, ornate moulded cornicing, ornate ceiling rose with light point, two further wall light points.

KITCHEN/BREAKFAST ROOM:  15' 2'' x 12' 7'' (4.62m x 3.83m)
a stylish and well-appointed kitchen comprehensively fitted with an array of shaker style base and eye level units combining drawers, cabinets and glazed display cabinets with reeded glass. Slimline roll edged quartz worktop surfaces with matching upstands and pelmet lighting. Island unit with drawers, shelving and double power socket below. Larder tower unit with oak drawers and internal door hung oak spice racks. Integral Belling range cooker with double oven and 5 ring electric hob. Integral tall fridge/freezer and dishwasher. Undermount ceramic Belfast style sink with swan neck mixer tap over, extendable hose and instant hot water tap. Exposed wooden floorboards, tall moulded skirtings, vertical style column radiator, ornate moulded cornicing, inset ceiling downlights, two ceiling light points, two wall light points. Large multi-paned sash window overlooking the rear garden with additional casement window having the same orientation.

LOWER GROUND FLOOR

HALL:
new wood effect flooring, inset ceiling downlights. Part multi-paned wood panelled door with chrome door furniture and moulded architraves opening to the separate wc/utility. Walkways through to:-

BEDROOM 5:  15' 1'' x 12' 7'' (4.59m x 3.83m)
multi-paned sash window to the front elevation with deep sill and working shutters. Engineered oak flooring, chimney breast with recesses to either side, tall moulded skirtings, Victorian style column radiator, inset ceiling downlights, built-in wardrobe. Door to utility hall. Panelled door with chrome door furniture and moulded architraves, opening to:-

En-Suite Shower Room/WC:  14' 6'' x 6' 9'' (4.42m x 2.06m)
built-in shower cubicle with glass door, fully tiled surround and tray with wall mounted shower unit and handheld shower attachment. Low level dual flush wc. Pedestal wash hand basin with mixer tap. Tiled flooring with underfloor heating, radiator, heated towel rail/radiator, three ceiling light points, window to the side elevation, space and plumbing for washing machine.

LIVING ROOM:  15' 0'' x 13' 3'' (4.57m x 4.04m)
wooden part multi-paned double glazed double doors with overlights overlooking and opening externally to the south-easterly facing landscaped rear garden. Central remote electronically operated modern wood effect fireplace with lighting. Built-in base level cabinets with roll edged marble effect worktop and recessed lighting, designated recess for television. Engineered oak flooring, tall moulded skirtings, concealed radiator, simple moulded cornicing, ceiling light point, inset ceiling downlights, two wall light points. Open walkway through to a dual aspect drinks bar, picture window overlooking the rear garden and additional window to the side elevation plus roll edged marble effect worktop.

SEPARATE WC/UTILITY:
low level dual flush wc with concealed cistern. Washstand with hand basin, mixer tap and pull out drawer below. Space and plumbing for washing machine and tumble dryer. Tiled flooring, timber panelled walls to dado rail, Victorian style column radiator, inset ceiling downlights, extractor fan, wall light point.

FRONT HALL:
tiled flooring, tall moulded skirtings, two ceiling light points, radiator. Wooden door with glazed panel opening externally with turning stone steps ascending to the ground floor.

FIRST FLOOR

LANDING:
tall moulded skirtings, timber panelled detailing to dado rail with low level wall light points, ornate moulded cornicing, ceiling light point. Turning staircase ascending to the second floor with sweeping handrail and spindles and enjoying of plenty of natural light via a large lantern window. Panelled doors with chrome door furniture and moulded architraves, opening to:-

BEDROOM 1:  15' 0'' x 12' 7'' (4.57m x 3.83m)
virtually full height multi-paned sash window to the front elevation with panelled reveals and architrave and opening onto a balcony with wrought iron railings. Generous built-in wardrobes with central oak arch incorporating dressing table and drawer. Tall moulded skirtings, attractive detailing, ornate moulded cornicing, ornate ceiling rose with light point, inset ceiling downlights, Victorian style column radiator.

BEDROOM 3:  12' 8'' x 10' 2'' (3.86m x 3.10m)
tall multi-paned sash window enjoying a south-easterly orientation to the rear elevation, period fireplace with cast iron surround and an ornately carved mantelpiece, recesses to either side of the chimney breast, tall moulded skirtings, simple moulded cornicing, Victorian style column radiator, ornate ceiling rose with light point, built-in wardrobe with wall light point.

SHOWER ROOM/WC:  9' 0'' x 4' 6'' (2.74m x 1.37m)
double width walk-in style shower with glass screen and side panel, fully tiled surround, built-in shower unit, handheld shower attachment and an overhead waterfall style shower. Low level flush wc. Washstand with Carrara marble worktop and upstand plus oval sink with mixer tap and double opening cupboard below. Tiled effect woodblock style flooring with electric underfloor heating, timber panelled walls to dado rail, tall moulded skirtings, inset ceiling downlights, extractor fan, two wall light points, heated towel rail/radiator.

SECOND FLOOR

PART GALLERIED LANDING:
part galleried over the stairwell and enjoying plenty of natural light via the aforementioned lantern light with ceiling light point. At half landing the plant room with wall mounted Worcester Bosch gas fired combination boiler, hot water cylinder and pressurised tank. Panelled walls to dado rail with low level wall light points, tall moulded skirtings, Victorian style column radiator. Loft access with pull down ladder. Panelled doors with chrome door furniture and moulded architraves, opening to:-

BEDROOM 2:  15' 0'' x 12' 10'' (4.57m x 3.91m)
multi-paned sash window to the front elevation, period fireplace with recesses to either side of the chimney breast, moulded skirtings, Victorian style column radiator, ceiling light point.

BEDROOM 4:  13' 0'' x 8' 4'' (3.96m x 2.54m)
multi-paned sash window to the rear elevation with south-easterly orientation, chimney breast with recesses to either side, moulded skirtings, Victorian style column radiator, ceiling light point.

FAMILY BATHROOM/WC:  10' 3'' x 6' 4'' (3.12m x 1.93m)
central ornate arch giving access to panelled bath having folding glass screen, mixer tap, built-in shower unit, handheld shower attachment and an overhead waterfall style shower. Washstand with oval hand basin, mixer tap and pull out drawers below. Low level flush wc. Tiled flooring with underfloor heating, opaque glazed multi-paned sash window to the rear elevation, part timber panelled walls, two wall light points, inset ceiling downlights, extractor fan.

OUTSIDE

FRONT COURTYARD:
designed for ease of maintenance with wrought iron railings along the front boundary, turning stone steps descend to the lower ground floor, external light, door opening to front hall.

REAR GARDEN:  34' 0'' x 15' 7'' (10.36m x 4.75m)
having been landscaped and enjoying a sunny south-easterly orientation with stone walls to either side having pleached trees and external uplighters. Natural Cotswold stone pathway with level sections of lawn to either side. External lighting, double power socket and water tap.

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