GROUND FLOOR

APPROACH:
via tall brick pillars with double wooden electronically operated gates providing access to an expansive recently laid resin driveway, providing off road parking for multiple vehicles. The driveway leads up to the entrance vestibule, which in turn leads to the main entrance hallway.

ENTRANCE VESTIBULE:
via composite front door, double glazed windows to side elevations, ceiling light point, dado rail with panelling beneath, tiled flooring. Glazed door leading into:-

ENTRANCE HALLWAY:
a welcoming entrance hallway with ceiling light point, stairs ascend to split level landing, coving, dado rail with panelling beneath, built-in understairs storage and a radiator. Doors radiate to sitting room, snug, kitchen/family room and downstairs shower room/wc.

SHOWER ROOM/WC:
a re-fitted suite comprising of wall mounted wc with concealed cistern, wash hand basin set on vanity unit, double shower enclosure with electric Mira shower over, inset ceiling downlighters, extractor fan, fully tiled walls, tiled flooring.

SITTING ROOM: 18' 5'' x 11' 11'' (5.61m x 3.63m)
an elegant and spacious through sitting room with large double glazed windows to front elevation, ceiling light point, coving, ornate mantlepiece with feature gas fireplace, coving, dado rail, tall moulded skirting boards, wooden flooring and a radiator. Large square opening with folding doors leading to:-

DINING ROOM: 14' 6'' x 11' 5'' (4.42m x 3.48m)
two ceiling light points, coving, radiator, dado rail, moulded skirting boards, wooden flooring, French doors leading out onto conservatory, door to laundry room.

CONSERVATORY: 13' 11'' x 13' 1'' (4.24m x 3.98m)
with stunning outlook to the westerly facing lawned garden, dwarf brick walls with double glazed windows, ceiling light point with built-in fan, French doors giving access out onto the patio, tiled flooring.

KITCHEN/DINING/FAMILY ROOM: 20' 6'' x 20' 3'' (6.24m x 6.17m)
a beautiful open plan space, described separately as follows:-

Kitchen:
fitted with a matching range of oak wall, base and drawer units with granite worktop over and matching upstand, space for range cooker with extractor above, inset 1 ½ bowl stainless steel sink with mixer tap over and drainer unit to one side. Integrated appliances include dishwasher, fridge and freezer. Breakfast bar area leads into:-

Dining Room/Family Space:
with ample room for dining room furniture plus sofas, ceiling light points, coving, dado rail with panelling beneath, radiator, tiled flooring throughout. Double glazed window to rear elevation plus double glazed French doors leading out onto rear garden. Door leading to laundry room and utility room.

LAUNDRY ROOM:
space for washing machine and tumble dryer, fitted worktop with wall and base units, ceiling light point, double glazed window to rear elevation, tiled walls, vinyl flooring.

UTILITY ROOM:
space for additional fridge and freezer, stainless steel sink with drainer unit to one side with cabinetry above and beneath, ceiling light point, tiled walls, tiled flooring. Door giving access to side pathway.

SNUG: 11' 11'' x 11' 11'' (3.63m x 3.63m)
double glazed window to front elevation, ceiling light point, coving, radiator, wood effect flooring, skirting boards.

FIRST FLOOR

LANDING:
split level landing flooded with natural light via skylight, ceiling light points, coving, loft access hatch, airing cupboard, picture rail, dado rail with panelling beneath, skirting boards. Doors leading to bedroom 1, bedroom 2, bedroom 3, bedroom 4, bedroom 5 and family bathroom/wc.

BEDROOM 1: 18' 4'' x 12' 0'' (5.58m x 3.65m)
a beautiful and extremely spacious principal bedroom with double glazed window to front and side elevations. A variety of built-in furniture including dressing table, extensive wardrobes and drawer units. Two ceiling light points and a radiator. Square opening leads into:-

Dressing Area:
housing an array of fitted wardrobes, moulded skirting boards. Door leading to:-

En-Suite Bath/Shower Room/WC:
a modern suite comprising low level wc, dual circular wash hand basins set on vanity unit, freestanding bath with handheld shower over, separate shower enclosure with system fed waterfall shower plus detachable hand shower over, ceiling light point, extractor fan, wall mounted chrome towel radiator, double glazed window to rear elevation, fully tiled walls and tiled flooring.

BEDROOM 2: 13' 4'' x 9' 11'' (4.06m x 3.02m)
a double bedroom with ceiling light point, coving, large double glazed window to front elevation, radiator and moulded skirting boards. Door to:-

En-Suite Shower Room/WC:
a white suite comprising low level wc, pedestal wash hand basin, corner shower enclosure with system fed waterfall shower plus detachable hand shower over, double glazed window to front elevation, ceiling light point, extractor fan, wall mounted chrome towel radiator, fully tiled walls and tiled flooring.

BEDROOM 3: 14' 9'' x 10' 6'' (4.49m x 3.20m)
a double bedroom with ceiling light point, double glazed window to rear elevation, radiator, moulded skirting boards.

BEDROOM 4: 12' 0'' x 10' 8'' (3.65m x 3.25m)
a double bedroom with tall double glazed window overlooking the rear garden, ceiling light point, coving, radiator, laminate flooring, skirting boards.

BEDROOM 5: 9' 0'' x 8' 7'' (2.74m x 2.61m)
ceiling light point, double glazed window to front elevation, coving, radiator, moulded skirting boards.

FAMILY BATHROOM/WC:
a spacious bathroom suite comprising low level wc, bath with handheld shower over, double shower enclosure with system fed shower over, ceiling light point, extractor fan, window to rear elevation, wall mounted chrome towel radiator, additional chrome radiator, fully tiled walls and tiled flooring.

OUTSIDE

FRONT GARDEN: 47' 0'' x 43' 0'' (14.31m x 13.10m)
expansive resin driveway providing ample parking for several vehicles with outside lights which can be controlled via a timer switch. Mature trees and shrubs to the borders, electronic door to integral garage, side access gate, enclosed by wooden fencing plus electric wooden gates.

GARAGE: 15' 9'' x 8' 1'' (4.80m x 2.46m)
with electric operated door, power and water, wall mounted boiler and gas meter.

REAR GARDEN: approx. 100' 0'' x 50' 0'' (30.46m x 15.23m)
an exceptional westerly facing rear garden with an open sunny aspect enjoying most of the days sunshine. The garden is predominantly laid to lawn with large seating area closest to the property, well stocked flower borders frame the lawn with a selection of various flowers, trees and shrubs. Wooden side access gate. The garden is enclosed by wooden fenced panelling. Outside water tap and lighting.

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: G