GROUND FLOOR

APPROACH:
from the pavement, block paved driveway leads to the entrance porch via double glazed front door.

ENTRANCE PORCH:
ceiling light, tiled flooring, useful space for recycling and shoe storage. Hardwood front door leads into:-

ENTRANCE HALLWAY:
a welcoming entrance hallway with ceiling light point, stairs ascend to first floor landing, understairs storage cupboard, radiator, engineered oak flooring, skirting boards. Doors radiate to sitting room, open plan kitchen/dining/family room, boot room and cloakroom/wc.

CLOAKROOM/WC:
low level wc, wash hand basin set on panelled vanity unit, inset ceiling downlighter, wood effect laminate flooring.

BOOT ROOM:
vaulted ceiling with large Velux skylight, built-in cabinetry plus seating bench. Access doors to underfloor heating controls. Inset ceiling downlighter, radiator, engineered oak flooring, radiator, skirting boards.

SITTING ROOM:  15' 7'' x 13' 6'' (4.75m x 4.11m)
a bay fronted room with double glazed windows to front elevation overlooking the front garden, central ceiling light point, coving, picture rail, built-in cabinetry to either side of chimney breast, log burner with painted mantel, radiator, skirting boards.

KITCHEN/DINING/FAMILY ROOM:  28' 0'' x 22' 6'' (8.53m x 6.85m)
described separately follows:-

Kitchen:
a stunning Neptune kitchen with central island, breakfast bar overhang, granite work surfaces, space for large Range cooker. Integrated fridge and dishwasher. Inset Belfast sink with tiled surrounds, inset ceiling downlighters, tiled flooring with underfloor heating.

Dining/Family Area:
ample space for dining room furniture plus sofas; a wonderful light filled space with ceiling lantern plus two sets of bi-folding doors with a wonderful outlook over the private rear garden. There is an area currently set up as hobbies/gym space. Inset ceiling downlighters, engineered oak flooring throughout with underfloor heating. Door to:-

UTILITY ROOM:
Velux ceiling skylight, wall mounted Worcester combi boiler, fitted wall and base units with wooden worktop over, Belfast sink with mixer tap, space and plumbing for washing machine plus tumble dryer, space for upright fridge/freezer, ceiling light point, tiled flooring, moulded skirting boards.

FIRST FLOOR

LANDING:
window to side elevation, stairs ascend to second floor landing, ceiling light point, picture rail, skirting boards. Doors radiate to bedroom 1, bedroom 2, bedroom 3 and family bathroom/wc.

BEDROOM 1:  15' 11'' x 12' 8'' (4.85m x 3.86m)
bay fronted double bedroom with double glazed windows to front elevation, ceiling light point, built-in bookshelf cupboard, recesses to either side of chimney breast, radiator, moulded skirting boards.

BEDROOM 2:  13' 2'' x 12' 8'' (4.01m x 3.86m)
a double bedroom with double glazed window to rear elevation with mature leafy outlook, ceiling light point, picture rail, radiator, skirting boards.

BEDROOM 3:  8' 2'' x 8' 0'' (2.49m x 2.44m)
currently arranged as a study with double glazed window to front elevation, ceiling light point, picture rail, radiator and skirting boards.

FAMILY BATHROOM/WC:
a modern white suite comprising of low level wc, wash hand basin set on vanity unit, curved bath with system fed waterfall shower over, inset ceiling downlighters, extractor fan, double glazed windows to side and rear elevations, part tiled walls, radiator, shaver socket, tiled flooring with underfloor heating.

SECOND FLOOR

LANDING:
window to side elevation, inset ceiling downlighters, skirting boards. Doors radiate to bedroom 4, bedroom 5 and bathroom/wc.

BEDROOM 4:  14' 6'' x 8' 7'' (4.42m x 2.61m)
a double bedroom with double glazed window to rear elevation, inset ceiling downlighters, radiator and moulded skirting boards.

BEDROOM 5:  19' 7'' x 8' 11'' (5.96m x 2.72m)
a double bedroom with two large Velux skylights to front elevation, eaves storage cupboards, radiator, inset ceiling downlighters, skirting boards.

BATHROOM/WC:
a modern white bathroom suite comprising of low level wc, wash hand basin set on vanity unit, panelled bath with system fed shower over, tiled surrounds, inset ceiling downlighters, extractor fan, double glazed window to rear elevation, shaver socket, skirting boards, tiled flooring with underfloor heating.

OUTSIDE

FRONT GARDEN:
a low maintenance front garden which is mainly laid to block paved driveway, deep flower border housing a variety of mature plants, shrubs and bushes, double wooden doors giving access to the storage garage.

GARAGE STORE:  6' 11'' x 5' 10'' (2.11m x 1.78m)
a useful space for outdoor equipment, bikes etc.

REAR GARDEN:
accessed via the kitchen/dining/family room via bi-folding doors; level flagstone patio area with steps leading down onto the level lawn. A variety of mature trees, plants and shrubs to the borders. Wooden decked seating area at the rear of the garden enjoying the afternoon sunshine, wooden painted summer house and an outside tap. The garden is fully enclosed by wooden fence panels with concrete posts.

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