APPROACH:
from the pavement, stone steps with wrought iron railings and Bath stone pillarstair including arched fanlight and external lantern light. Solid wood panelled door with brass door furniture, opening into:-

ENTRANCE VESTIBULE:
exposed wooden flooring, moulded skirtings, dado rail, ceiling light point. Part glazed wooden door with overlight, opening to:-

RECEPTION HALL:
a continuation of the exposed wooden floorboards, ornate central ceiling arch, moulded skirtings, dado rail, ceiling light point. Turning stairs ascending and descending to the first and lower ground floor levels. Six panelled doors with moulded architraves, opening to:-

STUDY: 12' 5'' x 10' 0'' (3.78m x 3.05m)
multi-paned double glazed sash window to the front elevation enjoying elevated views of the harbourside. Period fireplace with slate hearth and recesses to either side of the chimney breast. Exposed wooden floorboards, radiator, moulded skirtings, picture rail. Door opening to:-

Cloakroom:: 5' 4'' x 5' 3'' (1.62m x 1.60m)
exposed wooden floorboards, fitted bookshelving, coat hooks, ceiling light point.

SITTING ROOM: 13' 8'' x 10' 5'' (4.16m x 3.17m)
multi-paned double glazed double doors overlooking and opening externally to the rear sun terrace and garden. Central period fireplace with inset woodburning stove set upon a slate hearth. Recesses to either side of the chimney breast and both with fitted bookshelving. Additional recessed bookshelving, exposed wooden floorboards, radiator, picture rail, ceiling light point.

LOWER GROUND FLOOR

HALL:
useful understair storage area with fitted shelving, coat hooks, wooden flooring, inset ceiling downlights. Door to:-

WORKSHOP: 13' 9'' x 11' 9'' (4.19m x 3.58m)
part obscure glazed uVPC door opening externally to the front elevation with steps up to the pavement, wall mounted Worcester Bosch gas fired combination boiler. Chimney breast with arched recess and fitted shelving. Belfast style sink with swan neck mixer tap and splashback tiling. Tiled flooring, vertical style radiator, inset ceiling downlights. Door to:-

SEPARATE WC:
low level dual flush wc, tiled flooring, recessed shelving, coat hooks, space and plumbing for washing machine and tumble dryer.

KITCHEN/BREAKFAST/LIVING ROOM: 19' 10'' x 13' 5'' (6.04m x 4.09m)
shaker style base level units combining drawers and cabinets, solid roll edged wooden worktop surfaces with splashback tiling, integral dishwasher, integral oven, integral 4 ring induction hob, undermount sink with swan neck mixer tap, space for tall fridge/freezer, useful larder cupboard, tiled flooring, inset ceiling downlights, space for table and chairs, vertical style radiator, ceiling light point. Bi-folding double glazed window opening onto a sunken courtyard and with views of the rear garden.

FIRST FLOOR

LANDING:
exposed wooden floorboards, moulded skirtings, dado rail, ceiling light point. Turning staircase ascending to the second floor enjoying plenty of natural light via skylight window. Six panelled doors with moulded arcitraves, opening to:-

BEDROOM 2: 13' 5'' x 12' 11'' (4.09m x 3.93m)
multi-paned double glazed sash window with fine elevated views of the harbourside including many of Bristol's prominent features including the Wills Memorial Building and Cabot Tower plus the Cathedral. Central period fireplace with decorative tiled slips and tiles hearth. Recesses to either side of the chimney breast, exposed wooden floorboards, moulded skirtings, picture rail, veritcal style radiator, ceiling light point. Door to:-

En-Suite Shower Room/wc: 5' 3'' x 5' 2'' (1.60m x 1.57m)
low level dual flush wc. Wash hand basin with mixer tap, splashback tiling and pull out drawers below. Corner shower cubicle with wall mounted shower unit and hand held shower attachment plus fully tiled surround. Tiled flooring, wall mounted mirrored cupboard, inset ceiling downlights, extractor fan.

BEDROOM 3: 13' 5'' x 10' 6'' (4.09m x 3.20m)
multi-paned double glazed sash window to the rear elevation. Period fireplace with cast iron surround and slate hearth. Recesses to either side of the chimney breast (one with built in wardrobe). Exposed wooden floorboards, radiator, moulded skirtings, picture rail.

SECOND FLOOR

PART GALLERIED LANDING:
part galleried over the stairwell and enjoying natural light via the aforementioned skylight window, raised height access hatch giving convenient access to the roof, exposed wooden floorboards, moulded skirtings, dado rail, ceiling light point. Loft access via hatch with pull down ladder. Four panelled doors with moulded arcitraves, opening to:-

BEDROOM 1: 13' 4'' x 12' 11'' (4.06m x 3.93m)
multi-paned double glazed sash window enjoying exceptional elevated views of the harbourside and landmarks. Period fireplace with cast iron surround and slate hearth. Recesses to either side of the chimney breast, exposed wooden floorboards, moulded skirtings, radiator, ceiling light point. Door to:-

Walk in Wardrobe: 5' 4'' x 5' 3'' (1.62m x 1.60m)
ample hanging rail and shelving space, exposed wooden floorboards, moulded skirtings, ceiling light point. Loft access via hatch and pull down ladder.

FAMILY BATH/SHOWER ROOM: 13' 7'' x 10' 6'' (4.14m x 3.20m)
multi-paned double glazed sash window to the rear elevation. His and hers wash hand basins with pull out drawers below and upstand. Free standing bath with mixer tap and telephone style shower attachment. Large shower cubicle with built in shower unit and hand held shower attachment plus fully tiled surround. Low level dual flush wc. Original fireplace with cast iron basket and slate hearth. Recesses to either side of the chimney breast, moulded skirtings, vertical style radiator, two wall lights above the sinks, inset ceiling downlights.

OUTSIDE

REAR GARDEN: 58' 0'' x 14' 0'' (17.66m x 4.26m)
enjoying a sunny southerly orientation and walled on two sides. Immediately to the rear of the sitting room there is a sun terrace (14'0" x 9'3") (4.27m x 2.82m) with wrought iron balustrade and ample space for garden furniture, potted plants and barbequing etc. A shallow flight of steps then to the main section of garden which is a combinatiion of stone paving and level lawn. To either side there is an assortment of flowering plants and mature shrubs. A brick paved sunken terrace immediately to the rear of the kitchen/breakfast/living room and accessible via a bi-folding window. At the rear of the garden and accessed via a stable door there is:-

WORKSHOP/GARDEN SHED: 13' 4'' x 7' 6'' (4.06m x 2.28m)
a combination of brick and timber construction with ample shelving and hooks for garden equipment, light and power connected.

FRONT GARDEN:
having wrought iron railings and discreet gate opening, stone paved with steps down to the lower ground floor, useful Asgard bike storage.