GROUND FLOOR

APPROACH:
from the brick pavioured driveway there is an open-fronted porch with wall mounted lantern light. Solid wood panelled door with obscure glazed porthole and side panels, opening to:-

RECEPTION HALL:
a most welcoming introduction to this spacious family home, having an elegant staircase ascending to the first floor with handrail and ornately carved spindles, ornate moulded cornicing, understairs storage cupboard, radiator, two ornate ceiling roses with light points. Part multi-paned door opening to the kitchen/breakfast room. Part multi-paned double doors opening to the sitting room and dining room. Door to:-

CLOAKROOM/WC:
low level dual flush wc, wall mounted wash hand basin with mixer tap, tiled flooring, radiator, obscure glazed window to the front elevation, ceiling light point.

SITTING ROOM: (27' 4'' x 11' 9'') (8.32m x 3.58m)
a gracious principal reception room, having bay window to the front elevation and double doors with side panels overlooking and opening externally to the rear garden with south-westerly orientation. Recessed brick chimney breast with coal effect gas fire set upon a tiled hearth with wooden mantle and windows to either side of the recess. Ornate moulded cornicing, two ornate ceiling roses with light points, dado rail, two radiators.

DINING ROOM: (14' 8'' x 10' 6'') (4.47m x 3.20m)
virtually full width bay window overlooking the rear garden with plantation style shutters, dado rail, ornate moulded cornicing, radiator, ornate ceiling rose with light point.

KITCHEN/BREAKFAST ROOM: (16' 1'' x 13' 9'' decreasing to 10'2) (4.90m x 4.19m/3.10m)
comprehensively fitted with an array of shaker style base and eye level units combining drawers and cabinets. Roll edged quartz worktop surfaces with matching upstands and pelmet lighting. Sink with draining board to side and swan neck mixer tap. Integral appliances including tall fridge, electric double oven, 4 ring induction hob with extractor hood, and dishwasher. Internal windows through to the conservatory, wood effect flooring, radiator, ceiling light point. Part multi-paned wooden door opening to the utility room. Double casement doors opening to:-

CONSERVATORY: (13' 5'' x 9' 9'') (4.09m x 2.97m)
having windows on three sides and sloping Perspex roof, with double doors overlooking and opening externally to the rear garden. A continuation of the wood effect flooring, radiator and wall light point.

UTILITY ROOM: (8' 10'' x 5' 4'') (2.69m x 1.62m)
shaker style base and eye level cabinets, roll edged quartz worktop surfaces with matching upstands, stainless steel sink with draining board to side and mixer tap over, space and plumbing for washing machine, space for undercounter fridge, wood effect flooring, radiator, ceiling light point. Part glazed wood panelled door opening externally to the side elevation.

FIRST FLOOR

PART GALLERIED LANDING:
part galleried over the stairwell with handrail and ornately carved spindles, two ornate ceiling roses with light points, window to the front elevation with radiator below. Airing cupboard housing hot water cylinder with slatted shelving. Loft access with pull down ladder. Panelled doors with moulded architraves, opening to:-

BEDROOM 1: (15' 7'' x 13' 7'') (4.75m x 4.14m)
windows to the front elevation with plantation style shutters, built-in wardrobes, cupboards and drawers, radiator, coved ceiling, ceiling light point. Panelled door opening to:-

En-Suite Shower Room/WC: (8' 4'' x 4' 2'') (2.54m x 1.27m)
obscure glazed window to the front elevation, large shower cubicle with wall mounted shower unit and handheld shower attachment, wall mounted wash hand basin with mixer tap and cupboard below, low level dual flush wc, tiled flooring, fully tiled walls, heated towel rail/radiator, inset ceiling downlights, extractor fan.

BEDROOM 2: (14' 8'' x 14' 1'') (4.47m x 4.29m)
windows overlooking the rear garden with radiator below, built-in wardrobes, cupboards and drawers, coved ceiling, ceiling light point. Panelled door opening to:-

En Suite Shower Room/WC: (8' 11'' x 5' 4'') (2.72m x 1.62m)
shower cubicle with built-in shower unit and handheld shower attachment, low level dual flush wc, wash hand basin with mixer tap and cupboard below, tiled flooring, fully tiled walls, radiator, obscure glazed window, ceiling light point, extractor fan.

BEDROOM 3: (12' 8'' x 9' 1'') (3.86m x 2.77m)
windows to the rear elevation with radiator below, built-in double wardrobe, coved ceiling, ceiling light point.

BEDROOM 4: (14' 1'' x 10' 0'') (4.29m x 3.05m)
windows to the front elevation with radiator below, built-in double wardrobe, coved ceiling, ceiling light point.

BEDROOM 5: (10' 10'' x 9' 1'') (3.30m x 2.77m)
windows to the rear elevation with radiator below, built-in double wardrobe, coved ceiling, ceiling light point.

FAMILY BATH/SHOWER ROOM/WC: (9' 0'' x 6' 10'') (2.74m x 2.08m)
panelled bath with mixer tap and telephone style shower attachment, shower cubicle with built-in shower unit and handheld shower attachment, low level dual flush wc, wash hand basin with mixer tap and cupboard below, obscure glazed window to the side elevation, tiled flooring, fully tiled walls, heated towel rail/radiator, shaver point, ceiling light point, extractor fan.

OUTSIDE

DRIVEWAY PARKING:
brick pavioured driveway parking for 2/3 cars with access to:-

DOUBLE GARAGING: (17' 7'' x 17' 0'')(5.36m x 5.18m)
a pair of wooden up and over doors, light and power connected, built-in work station with shelving above.

FRONT GARDEN:
to one side of the driveway there is a section of lawn with rhododendron, magnolia, hydrangea and acer.

REAR GARDEN: (50' 0'' x 35' 0'') (15.23m x 10.66m)
enjoying a delightful sunny orientation and accessed internally via both the conservatory and sitting room (the latter via a pergola with established Virginia creeper). There is a paved patio with ample space below the pergola for table and chairs. The remainder of the garden is level and laid to lawn enclosed by high brick walls to provide a good amount of privacy and with borders on two sides. Useful garden shed, outside lighting and water tap. Gated side access to the driveway.

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: G