GROUND FLOOR

APPROACH:
over the driveway via one of two entrances up to rounded arch entrance doorway with double rounded arch wood panelled doors with glazing opening to: -

ENTRANCE VESTIBULE:
short vestibule, lighting, brick floor and internal obscure glazed leaded glass door into: -

RECEPTION HALL:
large entrance hall with herringbone wooden flooring, with dual aspect from a pair leaded and stained glass windows to front and side elevations above a turning staircase rising to the first floor landing, with a pair of understairs storage cupboard with radiator on opposing wall, plate rack, and three doors from this level leading into remaining rooms.

SITTING ROOM: 25' 8'' x 12' 1'' (7.82m x 3.68m)
triple aspect room with leaded glass wood framed windows and double doors to front side and rear elevations leading onto garden, pair of radiators, built in window seat and fireplace with hearth.

DINING ROOM: 16' 2'' x 13' 6'' (4.92m x 4.11m)
accessed from the central hallway with triple aspect with Crittall windows and door directly overlooking garden with one window internal to the breakfast room, BT open reach connection, stone fireplace, plate rack and radiator.

KITCHEN: 18' 6'' x 12' 6'' (5.63m x 3.81m)
open plan with adjacent breakfast room but described separately. Wood framed leaded glass windows to front elevation overlooking driveway with radiator below. Tiled flooring throughout with underfloor heating. Space for breakfast table. Fitted kitchen on both sides with central island with eye and floor level units, square edges granite worksurfaces with upstand, 5-ring gas hob rangemaster cooker with electric oven below and matching rangemaster extractor hood over, with extended granite splashback, stainless steel sink with swan neck mixer tap and integrated worksurface drainer, integrated bin store into the central island with breakfast bar, American style fridge/freezer with ice dispenser, pull out pantry style cupboards and display cabinets.

BREAKFAST ROOM: 14' 9'' x 13' 5'' (4.49m x 4.09m)
open plan with adjacent kitchen but described separately. Tiled flooring continues, triple aspect room directly overlooking garden with pedestrian double doors to side elevation onto patio with double glazing throughout with built in extensive window seat along the backwall, radiator, internal Crittall window through to dining room, underfloor heating continuing from the kitchen and dimmer switch lighting with built in fan into the light. Internal door through to: -

STUDY: 11' 4'' x 8' 4'' (3.45m x 2.54m)
ground floor study (this could be reconfigured as a bedroom on the ground floor if required, noting the presence of what would become an en-suite shower room), radiator, leaded glass double glazed windows to rear elevation overlooking garden, built in desk and dresser on opposing wall. Internal door through to: -

SHOWER/WET ROOM/WC:
obscured upvc double glazed window to rear elevation with close coupled wc below, wall hung hand basin with mixer tap, shower, fully tiled walls and floor and wall mounted extractor fan opposite, heated towel rail and underfloor heating.

GARAGE: 17' 1'' x 12' 10'' (5.20m x 3.91m)
large single garage with concrete floor, radiator, wall mounted Vaillant ecoTEC plus boiler with pedestrian door to side and double outward opening doors to front. Space for washing machine at the back of the garage and ample space to park a vehicle alongside storage.

FIRST FLOOR

LANDING:
large first floor landing with natural light from three wood framed windows over the stairwell, loft access hatch opens to a substantial loft area.

Airing Cupboard:
hot water cylinder and wood slatted shelving for clothes airing etc and storage.

BEDROOM 1: 15' 2'' x 12' 0'' (4.62m x 3.65m)
dual aspect room with wood framed leaded glass windows to rear and side elevations with radiator below overlooking balcony and garden, wooden flooring and picture rail.

BEDROOM 2: 14' 10'' x 11' 1'' (4.52m x 3.38m)
dual aspect room with double glazed French doors opening directly onto balcony with further wood framed Velux skylight to side elevation, built in double wardrobe, wooden flooring, loft access hatch, radiator. Internal door through to: -

En-Suite Shower Room:
dual aspect with obscured double glazed windows to front elevation with leaded glass with radiator below and further wood framed double glazed Velux skylight to side elevation into partially tiled enclosure with white marble vanity unit with integrated bowl sink with mixer tap, wc with concealed cistern, under counter storage, radiator, tiled floor, shower cubicle into fully tiled enclosure, with mixer shower and ceiling mounted extractor fan.

BEDROOM 3: 12' 2'' x 11' 2'' (3.71m x 3.40m)
double wood framed leaded glass doors with further matching windows to side opening directly onto balcony with wooden flooring, radiator, picture rail and built in cabinets around the natural position for the bed.

BEDROOM 4: 12' 1'' x 7' 7'' (3.68m x 2.31m)
dual aspect with wood framed leaded glass windows to front and side elevation, radiator and picture rail.

BEDROOM 5: 9' 5'' x 7' 4'' (2.87m x 2.23m)
wood framed leaded glass window to front elevation with radiator below, wooden flooring and picture rail.

BATHROOM/WC:
pair of obscured wood framed leaded glass wooden windows to rear elevation, radiator, fully tiled flooring and partially tiled walls, partially subdivide with double ended jacuzzi bath with mixer tap and shower hose attachment on one side with walk in shower cubicle with rain head shower and further hose attachment to the other, close couple wc, bidet, hand basin set into vanity unit with storage below, fixed wall mirror with built in lighting, heated towel rail and ceiling mounted extractor fan.

OUTSIDE

FRONT GARDEN:
crescent shaped front lawn screened by mature hedging fronting the road.

REAR GARDEN:
very large south-westerly facing rectangular garden with a summer house on left hand side and mixture of hedge and timber fences, which is entirely level and extends away from the patio area and veranda immediately abutting the property and is overlooked by its balconies. Accessible via pedestrian access on both sides of the house and via double doors from all three of the reception rooms. The garden is predominantly laid to lawn with bedded borders on three sides with a pine and evergreen tree towards the rear with the rear section of the garden laid to raised beds for vegetables etc.

DRIVEWAY:
large open ‘in and out’ style driveway with double entrance provides ample parking.

BALCONY 1:
spanning the width of bedroom 1 and bedroom 3, a stunning balcony area overlooking garden, with iron railing balustrade over lead covering and accessed from bedroom 3.

BALCONY 2:
accessed via bedroom 2 with a substantial GRP deck with iron railing balustrade on three sides, offering incredible views of its garden and the setting sun.

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: G