GROUND FLOOR

APPROACH:
via a tarmac driveway providing off-road parking for one family sized car. The driveway leads beside a lawned front garden, where there are a few steps leading up to the entrance porch.

ENTRANCE PORCH:
part glazed original front door leading through into the:-

ENTRANCE HALLWAY:
high ceilings, staircase rising to the first floor landing, low level meter cupboard and a radiator. Doors off to the sitting room, reception 2/family room, kitchen/dining room, utility room and cloakroom/WC. A further door accesses a useful understairs cloaks storage cupboard.

SITTING ROOM: 16' 10'' x 12' 4'' (5.13m x 3.76m)
a good sized bay fronted bright sitting room with a box bay to the front elevation comprising double glazed windows. Feature period style fireplace with wood surround and mantel. Radiator.

RECEPTION 2/FAMILY ROOM: 12' 4'' x 11' 8'' (3.76m x 3.55m)
a sociable second reception room with wide wall opening connecting through to the kitchen/dining space. Flooded with natural light provided by the three large Velux skylight windows over the kitchen extension. Inset spotlights, feature fireplace and engineered oak flooring.

KITCHEN/DINING ROOM: 22' 6'' x 10' 6'' (6.85m x 3.20m)
a good sized family kitchen with a range of base and eye-level gloss white kitchen units, inset 1½ bowl sink and drainer unit, gas hob with extractor fan over, eye level double ovens, plumbing and appliance space for a dishwasher, further appliance space for a fridge freezer, ample space for a dining table and chairs, plenty of natural light provided by the stand up windows, double glazed windows to the rear, and sliding patio doors to the rear accessing the rear garden. There is also inset spotlights and a radiator.

UTILITY ROOM:
a good practical utility space with a range of base and eye level cupboards with worktop over, inset sink and drainer unit, double glazed door to side, and recessed airing cupboard housing the gas central heating combi boiler.

CLOAKROOM/WC:
low level wc with concealed cistern, small wash basin with glass tiled splashback and under sink unit, extractor fan and inset spotlights.

FIRST FLOOR

LANDING:
staircase continuing up to the second floor landing. Doors off to bedrooms 2, 3 & 4 and the family bathroom.

BEDROOM 2: 17' 0'' x 10' 8'' (5.18m x 3.25m)
double bedroom with double glazed windows to the rear, overlooking the rear garden. High ceiling with a picture rail, attractive period fireplace and a radiator.

BEDROOM 3: 12' 5'' x 11' 9'' (3.78m x 3.58m)
good sized double bedroom with a box bay to front comprising double glazed windows. There are high ceilings and a radiator.

BEDROOM 4: 8' 1'' x 7' 8'' (2.46m x 2.34m)
high ceilings with a picture rail, double glazed windows to the front elevation and a radiator.

FAMILY BATHROOM:
white suite comprising a panelled bath with system fed shower over, low level wc, wall mounted wash basin with storage drawer beneath and glass tiled splashback, inset spotlights, de-humidifier extractor fan, double glazed window to the rear and heated towel rail.

SECOND FLOOR

LANDING
double glazed window to the side providing plenty of natural light through the landing and stairwell with pleasant views over rooftops of Westbury-on-Trym. Door leading into:-

BEDROOM 1: 19' 9'' x 14' 11'' (6.02m x 4.54m)
a fabulous loft converted double bedroom (converted in 2017) with 2 Velux skylight windows to the front, low level eaves storage cupboard, bi-folding doors with integrated blinds to the rear with a frameless glass Juliet balcony overlooking the rear garden. Inset spotlight and a contemporary radiator. Door accessing:-

En-Suite Shower Room/WC:
a smart en-suite room comprising walk-in shower enclosure with system fed shower, low level wc, wall mounted wash basin with storage drawers beneath, inset spotlights and extractor fan.

OUTSIDE

FRONT GARDEN AND OFF-STREET PARKING:
there is a lawned front garden with a tarmac driveway beside, providing off road parking for one family sized vehicle, leading up to the single garage.

GARAGE: 15' 4'' x 8' 6'' (4.67m x 2.59m)
up and over door, pedestrian door accessing rear garden.

REAR GARDEN: 50' 0'' x 30' 0'' (15.23m x 9.14m)
a good sized lawned rear garden with a paved seating area closest to the property, fenced boundaries and garden shed. At the top of the garden there is a raised terrace attracting much of the day's sunshine.

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: D