GROUND FLOOR

APPROACH:
from the pavement proceed through the wrought iron gate, tiled pathway leads up to the front entrance door.

ENTRANCE VESTIBULE:
period archway leads into:-

ENTRANCE HALLWAY:
ceiling light points, radiator, stairs ascend to first floor landing, understairs storage cupboard, exposed wooden floorboards and moulded skirting boards. Doors radiate to sitting room, dining room, kitchen/breakfast room and cloakroom/wc.

CLOAKROOM/WC:
low level wc, wash hand basin set on slimline vanity unit, exposed wooden floorboards.

THROUGH SITTING/DINING ROOM:  26' 2'' x 11' 7'' (7.97m x 3.53m)
measured together, but described separately as follows:-

Sitting Room:
bay fronted sitting room with three triple glazed sash windows to front elevation with fitted plantation shutters. Cast iron open fireplace with painted mantlepiece, recesses to either side of chimney breast, ceiling rose with ceiling light point, ornate cornicing, radiator, moulded skirting boards and exposed wooden floorboards. Large square opening to:-

Dining Room:
ceiling light point, cornicing, radiator, moulded skirting boards and exposed wooden floorboards. Door leading to:-

KITCHEN/BREAKFAST ROOM:  15' 1'' x 9' 1'' (4.59m x 2.77m)
fitted with a matching range of wall, base and drawer units, with square edged worktop over, dual Belfast sink with mixer tap over. Integrated appliances include dishwasher, waist height double oven and 4-ring gas hob with extractor fan over. Space and plumbing for washing machine. Coloured glass splashbacks, inset ceiling downlighters. Breakfast area with large Velux ceiling skylight, ample space for seating. French doors giving access out onto private rear courtyard.

FIRST FLOOR

SPLIT-LEVEL LANDING:
stairs ascend from hallway. Ceiling light point and moulded skirting boards. Doors radiate to bedroom 2, bedroom 3 and family bathroom/wc.

BEDROOM 2:  13' 11'' x 15' 2'' (4.24m x 4.62m)
a generous bay fronted double bedroom with triple glazed sash windows to front elevation, cast iron feature fireplace, built in wardrobes to either side of chimney breast, ceiling light point, radiator and skirting boards.

BEDROOM 3:  12' 1'' x 10' 0'' (3.68m x 3.05m)
a double bedroom with ceiling light point, sash window to rear elevation, radiator and moulded skirting boards.

FAMILY BATHROOM/WC:
a white bathroom suite comprising of low level wc, wash hand basin set on vanity unit, freestanding claw foot bath with handheld mixer shower over, double shower enclosure with system fed waterfall shower over plus detachable hand shower attachment, vertical wall mounted radiator, inset ceiling downlighters, extractor fan, obscured triple glazed hardwood sash window to rear elevation, shaver socket, tiled surrounds, tiled flooring. Airing cupboard housing Worcester combi-boiler.

SECOND FLOOR

LANDING:
Triple glazed sash window to rear elevation, ceiling light point. Door leading to:-

BEDROOM 1:  16' 8'' x 12' 6'' (5.08m x 3.81m)
a fantastic principal double bedroom with three triple glazed sash windows overlooking the rear garden, inset ceiling downlighters, radiator, useful eaves storage cupboard and moulded skirting boards. Door to:-

En-Suite Shower Room/WC:
a white suite comprising of low level wc, wash hand basin set on vanity unit, corner shower with waterfall shower over, wall mounted chrome towel radiator, inset ceiling downlighters, extractor fan, Velux window to front elevation, tiled walls, shaver socket, tiled flooring.

OUTSIDE

FRONT GARDEN:
small courtyard enclosed by dwarf wall boundaries and wrought iron gate.

REAR COURTYARD GARDEN:  15' 5'' x 15' 0'' (4.70m x 4.57m)
laid to flagstone patio with outside light, an ideal place for entertaining or relaxing, enclosed by brick and rendered boundaries with trellis fencing above.

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: C