GROUND FLOOR

APPROACH:
via tall brick pillars and double gates providing access to an expansive tarmac driveway providing off-road parking for multiple cars, driveway leads up to the covered entrance and main front door to the house.

ENTRANCE PORCH:
an entrance porch with tiled floor, double glazed windows to side, part glazed front door entering the central entrance hallway.

ENTRANCE HALLWAY 18' 7'' x 6' 5'' (5.66m x 1.95m)
high ceilings with ceiling coving and picture rail, staircase rising to first floor landing with understairs storage cupboard. Engineered oak flooring, dado rail and part glazed doors leading off to the sitting room, dining room/reception 2 and kitchen/breakfast room. A part glazed door accesses the rear lobby, which in turn has a further door opening to: -

Wc:
low level wc, hand wash basin and double-glazed window to rear elevation.

SITTING ROOM: 28' 0'' x 11' 5'' (8.53m x 3.48m)
a large through sitting room spanning the depth of the property with plenty of natural light provided by the large triple-glazed window to front, double glazed central French doors to rear with glazed panels either side. Radiators, contemporary recessed fireplace with gas fire, built in storage cupboards to chimney recesses and ceiling coving.

RECEPTION 2/DINING ROOM: 12' 0'' x 11' 11'' (3.65m x 3.63m)
a good sized second reception room currently used as a dining room but would work equally well as a second sitting room/playroom. High ceilings with ceiling coving, picture rail, feature chimney recess, radiator and double-glazed windows to front.

KITCHEN: 19' 1'' x 11' 11'' (5.81m x 3.63m)
modern fitted kitchen comprising base and eye level cupboards and drawers with Mistral worktop over with 1 ½ bowl sink and drainer unit, integrated appliances including double Bosch eye level oven with Neff warming drawer beneath, Neff induction hob with AEG extractor fan over, and plumbing and appliance space for a dishwasher. Central peninsular unit with overhanging breakfast bar providing seating, radiator, spotlights, double glazed window to rear and part double glazed door to rear offering a lovely sunny aspect and outlook over the westerly facing rear garden. A door leads off the kitchen into: -

Utility Room: 10' 11'' x 8' 4'' (3.32m x 2.54m)
a good-sized utility room with base level units with worktop over and inset 1 ½ bowl sink and drainer unit, plumbing and appliance space for washing machine, dryer and fridge freezer. Double glazed door to rear accesses the rear garden. Radiator and door accessing the integral garage.

FIRST FLOOR

LANDING:
a central landing with double glazed window to rear offering a view over the sunny rear garden, doors lead off the landing to bedroom 1, bedroom 2, bedroom 3, bedroom 4, bedroom 5/home office, family bathroom and separate wet room. A recessed airing cupboard housing the hot water tank.

BEDROOM 1: 18' 6'' x 11' 11'' (5.63m x 3.63m)
a double bedroom with dual aspect triple-glazed windows to front and double-glazed windows to rear, with open outlook either side. Built in wardrobes with mirrored doors, ceiling coving and radiator.

BEDROOM 2: 15' 11'' x 8' 4'' (4.85m x 2.54m)
wood laminate flooring, double glazed windows to front, radiator.

BEDROOM 3: 15' 5'' x 8' 4'' (4.70m x 2.54m)
double glazed window to rear offering an incredibly open outlook over the rear and neighbouring gardens, wood laminate flooring and a radiator.

BEDROOM 4: 13' 5'' x 9' 11'' (4.09m x 3.02m)
a double bedroom with double glazed windows to front, wardrobe and a radiator.

BEDROOM 5/STUDY: 14' 1'' x 8' 6'' (4.29m x 2.59m)
smaller bedroom or home office with double glazed windows to front and staircase rising up to a loft space which has been informally converted to provide additional hobby/storage space with adjoining attic storage area.

BATHROOM/WC:
a generous family bathroom with a white suite comprising of a curved ended jacuzzi bath with Mira electric shower over, low level wc with concealed cistern, 2 wash basins with storage cabinet beneath part tiled walls, inset spotlights, extractor fan, tiled floor, radiator, double-glazed windows to rear, dressing table area and drawers.

WET ROOM/WC:
white suite with a walk in wet room style shower, low level wc, pedestal wash basin, tiled walls, tiled floor, extractor fan, inset spotlights and double-glazed window to rear.

OUTSIDE

INTEGRAL GARAGE: 20' 11'' x 8' 6'' (6.37m x 2.59m)
a garage with rolling electric up and over door, glazed window to side, light and power and high-level gas meter. Space for car and storage.

FRONT GARDEN & PARKING:
the property is set well back from the road behind double gates and the footage is mainly landscaped to tarmac offering off-road parking for multiple vehicles. Walled boundaries with fencing over and a corner flower bed containing various plants and shrubs. The driveway leads up to the: -

REAR GARDEN: 110' 0'' x 45' 0'' (33.50m x 13.71m)
an exceptional level westerly facing rear garden with an open sunny aspect enjoying most of the day’s sunshine. The garden is mainly laid to lawn with paved seating area closest to the property, well stocked flower borders frame the lawn section with various flowers and shrubs. Stepping stones lead to the bottom of the garden where there is further paved seating area, a greenhouse and an electric roller shutter door accesses a workshop/hobby space.

WORKSHOP/HOBBY SPACE: 21' 7'' x 8' 4'' (6.57m x 2.54m)
a single storey structure with pitched roof, power and light and window to side, currently used as a garden store, but would work well as a hobby space/gym etc.

SUMMERHOUSE: 11' 5'' x 7' 11'' (3.48m x 2.41m)
with light and sockets.

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: F