GROUND FLOOR

APPROACH:
proceed up the block paved pathway, double glazed door opens into covered porch with ceiling light point, space for coat and shoe storage, wall mounted Worcester combi-boiler. Hardwood door leads into:-

ENTRANCE HALLWAY:
a welcoming entrance hallway with obscured double glazed window to side elevation, ceiling light point, radiator and wooden flooring. Stairs ascend to first floor landing. Doors radiate to: sitting room and kitchen/dining room.

SITTING ROOM:  13' 7'' x 12' 11'' (4.14m x 3.93m)
a bay fronted room with double glazed windows overlooking the front elevation, ceiling light point, wall light points, log burner, recesses to either side of chimney breast, moulded skirtings and a radiator. Folding doors give access to the dining area.

KITCHEN/DINING ROOM:  20' 10'' x 12' 8'' (6.35m x 3.86m)
measured together but described separately as follows:-

Kitchen:
fitted with a matching range of wall, base and drawer units with square edged wooden worktops over, tiled surrounds, ceiling light point, inset 1 ½ bowl stainless steel sink with mixer tap over. Double glazed window overlooking the private rear garden. Integrated oven with electric hob plus extractor fan over, washing machine, space for dishwasher and upright fridge freezer. Central island with breakfast bar overhang.

Dining Area:
Ample space for dining room furniture. Celling light point, radiator, recesses to either side of the chimney breast, moulded skirting boards and wooden flooring throughout. Double glazed doors leading into:-

GARDEN ROOM:  14' 9'' x 11' 5'' (4.49m x 3.48m)
a fabulous light filled space with double glazed windows plus double glazed French doors giving access out onto the garden. Two radiators, wood effect laminate flooring and skirting boards.

FIRST FLOOR

LANDING:
obscured double glazed window to side elevation, ceiling light point and skirting boards. Stairs ascend to second floor landing. Doors radiate to bedroom 2, bedroom 3, bedroom 4 and family bathroom/wc.

BEDROOM 2:  13' 11'' x 12' 4'' (4.24m x 3.76m)
a bay fronted double bedroom with double glazed windows overlooking the front elevation. Ceiling light point, radiator, skirting boards.

BEDROOM 3:  12' 10'' x 12' 5'' (3.91m x 3.78m)
a double bedroom with double glazed window with outlook over the allotments. Ceiling light point, radiator, skirting boards and a built in storage cupboard.

BEDROOM 4:  9' 2'' x 8' 1'' (2.79m x 2.46m)
double glazed window to front elevation, celling light point, radiator and skirting boards.

FAMILY BATHROOM/WC:
a white bathroom suite comprising of low level wc, pedestal wash hand basin, panelled bath with system fed waterfall shower plus separate detachable hand shower over, partially tiled walls, obscured double glazed window to rear and side elevation, inset ceiling downlighters, extractor fan, radiator, skirting boards and tiled flooring.

SECOND FLOOR

LANDING:
split level landing with double glazed window to side elevation, radiator, storage recess, inset ceiling downlighters, moulded skirting boards. Doors radiator to bedroom 1 and shower room/wc.

BEDROOM 1:  19' 11'' x 10' 2'' (6.07m x 3.10m)
a double bedroom with Velux ceiling skylight plus double glazed window overlooking the garden. Inset ceiling downlighters, three eaves storage cupboards and moulded skirting boards.

SHOWER ROOM/WC:
a white suite comprising of low level wc, pedestal wash hand basin, shower, inset ceiling downlighters, extractor fan, Velux ceiling skylight, shaver socket, moulded skirting boards and tiled flooring.

OUTSIDE

FRONT GARDEN:
a low maintenance front garden mainly laid to stone chippings with block paved pathway, established flower borders housing a variety of mature shrubs, plants and flowers. Side pathway with wooden gated access leading to the rear of the property.

REAR GARDEN:
a stunning south-east facing private rear garden with patio area accessed from the garden room with outside water tap and a wooden pergola. Steps lead down onto the main section of garden which is mainly laid to lawn (approx. 53ft x 25ft), established trees and shrubs to the borders. The far section of the garden is laid to flagstone patio with stone chippings to the borders, raised flower beds house a variety of mature plants including a beautiful wisteria. Rear pedestrian access gate to:-

SINGLE GARAGE:  15' 5'' x 8' 2'' (4.70m x 2.49m)
up and over door plus pedestrian access door. Vaulted ceiling plus ceiling light. There is vehicle access at the rear of the property which is securely enclosed via a metal gate and fence.

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