GROUND FLOOR

APPROACH:
via block paved driveway providing off street parking for two cars. The driveway leads up to a covered entrance and part glazed door into:-

ENTRANCE VESTIBULE: (8' 0'' x 2' 7'') (2.44m x 0.79m)
tiled floor, high ceilings, part glazed door with original part glazed panels to side and over leading through into:-

ENTRANCE HALLWAY: (15' 7'' x 8' 0'' inclusive of staircase) (4.75m x 2.44m)
a generous wide welcoming entrance hallway with original staircase rising to the first floor landing, understairs storage cupboard. Doors leading off to sitting room, reception 2/family room and kitchen/dining room. Useful understairs recess with space for coats and shoes. Leads through to an inner hallway with doors off to ground floor cloakroom/wc and the garage.

SITTING ROOM: (front) (17' 11'' into bay x 13' 5'' into chimney recess) (5.46m x 4.09m)
a lovely large sitting room with wide bay to front comprising double glazed windows, high ceilings with ceiling coving and picture rail, radiator and cable tv point.

RECEPTION 2/FAMILY ROOM: (14' 0'' x 12' 1'') (4.26m x 3.68m)
a second family sitting room with high ceilings, ceiling coving and picture rail. Attractive period style cast iron fireplace with gas fire, stone surround and granite hearth. Double glazed windows to rear overlooking the rear garden, radiator.

KITCHEN/DINING ROOM: (19' 7'' x 18' 7'' max/14'9 min width) (5.96m x 5.66m/4.50m)
a large sociable extended kitchen/dining space flooded with natural light provided by the three Velux skylight windows, further double glazed windows to rear and side and double glazed patio doors accessing the rear garden. Modern fitted kitchen comprising base and eye level gloss white units with granite worktops over and tiled splashbacks, inset 1 ½ bowl sink and drainer unit, integrated dishwasher and Rangemaster range cooker with stainless steel extractor hood over, plumbing and appliance space for American style fridge/freezer, feature chimney recess with log burning stove and alcove shelving beside, tiled floor with underfloor heating, ample space for dining room table and chairs, overhanging breakfast bar providing additional seating, inset spotlights, door accessing:-

UTILITY ROOM: (8' 6'' x 6' 0'') (2.59m x 1.83m)
a range of base and eye level gloss white units comprising cupboards and drawers with worktop over and inset stainless steel sink and drainer unit, plumbing and appliance space for washing machine and dryer, wall mounted Worcester gas boiler, double glazed windows to rear overlooking the rear garden, tiled floor and radiator.

CLOAKROOM/WC:
low level wc with concealed cistern, wash hand basin with tiled splashbacks, chrome effect heated towel rail, double glazed window to side.

FIRST FLOOR

LANDING:
double glazed window to side providing plenty of natural light through the landing and staircase, doors leading off to all four bedrooms on this floor and family bathroom/wc. Stairs rising to second floor.

BEDROOM 2: (18' 0'' into bay x 12' 7'' into chimney recess) (5.48m x 3.83m)
an impressive double bedroom with wide bay to front comprising double glazed windows, high ceilings with inset spotlights, picture rail, an attractive period style cast iron fireplace, built-in wardrobes into chimney recesses.

BEDROOM 3: (rear) (14' 0'' x 12' 5'' into chimney recess) (4.26m x 3.78m)
double bedroom with high ceilings, picture rail, cast iron fireplace, double glazed windows to rear offering a reasonably open outlook over neighbouring gardens, radiator.

BEDROOM 4: (rear) (10' 8'' x 8' 11'') (3.25m x 2.72m)
a double bedroom with double glazed window to rear overlooking rear garden, radiator.

BEDROOM 5: (front) (12' 4'' x 8' 8'') (3.76m x 2.64m)
a double bedroom with high ceilings, picture rail, bay window to front comprising double glazed windows, radiator.

BATHROOM/WC:
white suite with panelled bath, separate shower enclosure with system fed shower, low level wc, wash hand basin, built-in bathroom cabinet, window to side.

SECOND FLOOR

LANDING:
window to side, access to eaves storage and door entering the fabulous loft converted principal bedroom.

BEDROOM 1: (22' 8'' x 15' 8'' inclusive of en-suite) (6.90m x 4.77m)
incredible double bedroom with juliet balcony to rear, recessed dressing area and door accessing:-

En-Suite Shower Room/WC:
luxurious en-suite shower room with large shower, wc and wash basin. Velux skylight window and door accessing eaves storage.

OUTSIDE

OFF STREET PARKING/FRONT GARDEN:
the property has the benefit of off street parking for two cars on the block paved driveway at the front of the property, a pathway extends to the right hand side of the property where there is gated access through to the rear garden, up and over door accesses:-

SINGLE GARAGE: (14' 0'' x 10' 2'') (4.26m x 3.10m)
a good sized single garage with pitched roof, power, light, up and over door and door connecting through from the garage into the inner hallway.

REAR GARDEN: (approx. 48' 0'' x 36' 0'') (14.62m x 10.96m)
a lovely wide level garden with raised decked seating area with inset lighting closest to the property, steps down onto a level lawn with raised railway sleeper borders to either side, to the bottom of the garden there is a paved seating area hanging onto the sun all day, pathway leads up to a gated side entrance 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:
The property is Freehold with a perpetual yearly rent charge of £12.12s.0d. This information should be checked by your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: F