GROUND FLOOR

APPROACH:
via block paved driveway providing off road parking for at least two cars, attractive arched gated into entrance into the gardens where a pathway takes you up to the covered entrance and main front door to the property.

ENTRANCE HALLWAY:
a wide welcoming entrance hallway with understairs storage recess, low level meter cupboard, high ceilings with feature beams, radiator, wood flooring. Doors off to sitting room, kitchen and reception 2/dining room.

SITTING ROOM: (24' 9'' into bay/22'11 x 11' 0''/14'8 into recess (7.54m/6.98m x 3.35m/4.47m)
a large through sitting room spanning the depth of the property with double glazed bay window to front overlooking the front and side gardens, an impressive inglenook recessed fireplace with wood burning stove and windows to either side overlooking the garden, double glazed doors to rear also access the garden space. High ceilings with feature exposed beams, radiator.

RECEPTION 2/DINING ROOM: (15' 0'' x 11' 5'' max) (4.57m x 3.48m)
a good sized second reception room with double glazed windows to front, high ceilings, wood flooring and radiator. Wide arched wall opening connecting through to:-

KITCHEN: (18' 2'' x 7' 5'') (5.53m x 2.26m)
a stunning modern fitted kitchen comprising base and eye level white units with quartz worktop over with inset 1 ½ bowl sink. Food waste disposal unit. Integrated appliances including fridge/freezer, dishwasher, electric oven, induction hob and extractor fan. Plenty of storage cupboards, inset spotlights. Double glazed windows to rear, overlooking the paved rear courtyard section of the gardens. Radiator. Open archway creating the sociable connection through from the kitchen to the dining space. Door accessing:-

REAR LOBBY:
doors off to reception 3, utility room, ground floor cloakroom/wc and the garage. Wood flooring, radiator, further door accessing a pantry with built-in shelving.

RECEPTION 3/HOME OFFICE: (13' 11'' x 8' 6'') (4.24m x 2.59m)
a useful third reception room, currently used as a home office with double glazed windows overlooking the driveway and front of the property. Further small window to side, radiator.

UTILITY ROOM: (13' 10'' x 5' 0'' expanding to 8'10) (4.21m x 1.52m/2.69m)
a generous utility room with plumbing and appliance space for washing machine, dryer and further fridge/freezer, work counter with tiled surface and open shelving below and above providing plenty of additional storage, sink unit with double glazed window overlooking the rear garden. Part glazed door to rear, also accessing the rear garden.

CLOAKROOM/WC:
low level wc, small sink with stone tiled splashback, extractor fan.

FIRST FLOOR

LANDING:
a spacious landing with plenty of natural light provided by the double glazed window to front, loft hatch. Doors leading off to bedroom 1, bedroom 2, bedroom 3 and family bathroom/wc. Low level doors accessing useful eaves storage space and a loft hatch accessing further loft space.

BEDROOM 1: (15' 10'' max below sloped ceiling x 11' 1'') (4.82m x 3.38m)
two double glazed windows to side offering a leafy outlook over rear and neighbouring gardens, built-in wardrobes, radiator.

BEDROOM 2: (20' 5'' max into dormer window x 8' 4'') (6.22m x 2.54m)
a double bedroom with double glazed windows to front, a range of built-in wardrobes, dressing area with built-in drawers, further double glazed window to side, radiator, archway with steps down into adjoining cloakroom/wc.

CLOAKROOM/WC:
low level wc, wash hand basin set into a counter with drawers beneath, low level doors accessing eaves storage space, small double glazed window to rear, tiled flooring.

BEDROOM 3: (14' 1'' x 8' 3'' expanding to 11'6 max) (4.29m x 2.51m/3.50m)
a double bedroom with double glazed windows to side, built-in wardrobes, radiator.

FAMILY BATHROOM/WC: (8' 0'' x 6' 5'') (2.44m x 1.95m)
white suite comprising panelled bath with shower over, low level wc with concealed cistern, wash hand basin set within a counter with storage cabinets beneath, double glazed window to rear, part tiled walls, tiled floor, heated towel rail, inset spotlights and mirror with lighting.

OUTSIDE

OFF ROAD PARKING:
the property has a wide driveway providing off road parking for at least two cars, leading up to the garage.

GARAGE: (20' 8'' x 11' 4'' max internal measurement) (6.29m x 3.45m)
a good sized single garage with enough room for a family vehicle plus additional storage, windows to side, electric up and over door, recessed storage cupboard

GARDENS:
expansive gardens, mainly laid to lawn, wrapping around the property with a raised decked sun terrace enjoying much of the day’s sunshine. Deep flower borders rich in plants and shrubs. To the rear of the property there is a terracotta tiled paved area providing a perfect space for outdoor dining and entertaining.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents, 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 with a rent charge of £8.40 p.a. This information should be checked with your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: …