GROUND FLOOR

APPROACH:
from the pavement, hardwood front door with fanlight above leads into:-

ENTRANCE HALLWAY:
ceiling light point, radiator, understairs storage recess, stairs ascend to first floor landing, skirting boards. Door leading to:-

OPEN PLAN KITCHEN/LIVING/DINING ROOM:  27' 2'' x 14' 10'' (8.27m x 4.52m)
measured as one, but described separately as follows:-

Kitchen:
fitted with a generous array of gloss wall, base and drawer units, with square edged granite worktop over with matching upstand, inset 1 ½ bowl stainless steel sink with drainer unit to one side and mixer tap over. Integrated appliances include Hotpoint washing machine, plus AEG double oven with gas hob and extractor fan over. Space for slimline dishwasher, fridge and freezer. Worcester combi boiler housed within cabinetry. Double glazed sash window to front elevation.

Living/Dining Area:
ample space for sofas and dining room furniture, ceiling light points plus wall light points, radiator, skirting boards. Double glazed French doors with window to either side leading out onto private rear courtyard.

FIRST FLOOR

LANDING:
double glazed sash window to front elevation, two ceiling light points, radiator, skirting boards. Doors radiate to bedroom 1, bedroom 4 and family bathroom/wc.

BEDROOM 1:  15' 1'' x 10' 11'' (4.59m x 3.32m)
a double bedroom with double glazed window overlooking the private rear courtyard, radiator, two ceiling light points, skirting boards.

BEDROOM 4:  9' 2'' x 8' 5'' (2.79m x 2.56m)
currently arranged as a study with double glazed sash window to front elevation, ceiling light point, an array of fitted wardrobes with high level cupboards above, radiator, skirting boards.

FAMILY BATHROOM/WC:
a white suite comprising of low level wc, pedestal wash hand basin, panelled bath with handheld shower over, obscured double glazed window to side elevation, inset ceiling downlighters, tiled surrounds, chrome towel radiator, tiled flooring with underfloor heating.

SECOND FLOOR

LANDING:
stairs ascend from first floor landing, ceiling light point. Doors radiate to bedroom 2, bedroom 3 and shower room/wc.

BEDROOM 2:  15' 0'' x 10' 11'' (4.57m x 3.32m)
a large double bedroom with good ceiling height, two ceiling light points, double glazed window overlooking the rear elevation, radiator, skirting boards.

BEDROOM 3:  11' 11'' x 8' 9'' (3.63m x 2.66m)
ceiling light point, double glazed sash window to front elevation, built-in cupboard with fitted shelving, radiator, skirting boards.

SHOWER ROOM/WC:
a white suite comprising of low level wc with concealed cistern, pedestal wash hand basin, corner shower enclosure with system fed shower over, obscured double glazed window to side elevation, two ceiling light points, tiled surrounds, wall mounted towel radiator, storage recess with wooden slatted shelving, tiled flooring.

OUTSIDE

COURTYARD REAR GARDEN:
a sunny south-easterly facing enclosed courtyard which is laid predominantly to paving. An ideal area for entertaining and relaxing, offering a good deal of privacy, fully enclosed by a combination of stone wall and rendered boundaries. Useful side access gate.

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: E