GROUND FLOOR

APPROACH:
from the pavement, a driveway leads alongside the lawned front garden and up to the main entrance to the house.

ENTRANCE VESTIBULE:
a glazed front door with glazed panel and overlight opens to entrance vestibule with inset door mat, and light point. Part glazed wooden door opens to:-

ENTRANCE HALLWAY:
laid with fitted carpet, moulded skirting boards, radiator, multiple light points, arched glazed window opening into the sitting room, double glazed window to the side elevation, staircase with wooden balustrade ascends to the first floor with cloaks cupboard beneath. Doors lead off to:-

SITTING ROOM: (13' 7'' x 11' 10'') (4.14m x 3.60m)
large, light-filled room with bay window to front elevation. Laid to fitted carpet with moulded skirting boards, stone fireplace and slate hearth and recess to either side, multiple wall light points, ceiling coving and radiator. Wide wall opening through to:-

DINING ROOM: (13' 1'' x 11' 10'') (3.98m x 3.60m)
open plan to the sitting room via wide wall opening, a lovely light-filled room with double glazed sliding doors accessing the rear garden. Fitted carpet continues. Ceiling light point, ceiling coving, moulded skirting boards, radiator, two arched shallow recesses to chimney breast.

KITCHEN/BREAKFAST ROOM: (14' 6'' x 12' 10'') (4.42m x 3.91m)
fitted kitchen comprising an array of wall, base and drawer units with square edged laminate worktop over and stainless steel bowl sink and drainer unit. Integrated double oven with 4 ring hob and extractor hood above and splashback tiling. Space for fridge/freezer currently set into recessed alcove. Tiled flooring, two radiators, two ceiling light points, double glazed window to rear elevation overlooking rear garden. Part glazed door to side elevation opens onto the rear garden. Wall opening to the utility room, door accessing the family room and a further door leads to the:-

SHOWER ROOM/WC:
low level wc, pedestal wash basin, chrome towel radiator, inset downlights, extractor fan, tiled flooring, partially tiled walls with wall mounted shower and handheld attachment.

FAMILY ROOM: (10' 10'' x 10' 9'') (3.30m x 3.27m)
accessed from the kitchen, a wonderful light-filled third reception room with multi-paned double doors opening onto the rear garden with a beautiful outlook. Laid with fitted carpet, ceiling light point, radiator, skirting boards.

UTILITY ROOM: (8' 1'' x 5' 10'') (2.46m x 1.78m)
square edged laminate worktops with plumbing and appliance space for washing machine, tumble dryer and freezer. Wall cabinets above counter space. Ceiling light point, tiled floor and a door opening to the garage.

FIRST FLOOR

LANDING:
staircase ascends from hall floor to spacious landing laid to fitted carpet, moulded skirting boards, ceiling light point, ceiling light well, loft access hatch. Doors radiating to all bedrooms as well as the family bathroom and separate wc.

BEDROOM 1: (17' 8'' x 10' 6'') (5.38m x 3.20m)
spacious double bedroom with two double glazed windows to the rear elevation with a beautiful outlook over the rear garden. Laid to fitted carpet, moulded skirting boards, radiator, ceiling light point, built-in fitted wardrobes. Door opening to:-

En-Suite Shower Room/WC:
white suite comprising low level wc, pedestal wash basin with mixer tap, shower cubicle with wall mounted electric shower and tiled surrounds. High-level double glazed window to the front elevation. Ceiling light point, extractor fan, radiator, tiled effect flooring.

BEDROOM 2: (13' 11'' x 12' 5'') (4.24m x 3.78m)
large double bedroom with large double glazed bay window to front elevation. Laid with fitted carpet, moulded skirting boards, radiator, ceiling light point, built-in fitted wardrobes.

BEDROOM 3: (12' 11'' x 12' 5'') (3.93m x 3.78m)
large double bedroom with large double glazed window to rear elevation with beautiful outlook over rear garden. Laid with fitted carpet, moulded skirting boards, picture rail, ceiling light point, built-in fitted wardrobes, radiator, pedestal wash handbasin with mixer tap.

BEDROOM 4: (9' 0'' x 8' 0'') (2.74m x 2.44m)
laid with fitted carpet, moulded skirting boards, radiator, picture rail, double glazed window to the front elevation.

BATHROOM:
white suite comprising pedestal wash basin, panelled bath and corner shower cubicle with wall mounted shower. Laid with fitted carpet, extractor fan, tiled walls, ceiling light point, chrome towel radiator, double glazed window to the rear elevation.

SEPARATE WC:
low level wc, pedestal wash handbasin, double glazed window to front elevation, tiled effect flooring, radiator, ceiling light point, extractor fan, chrome towel radiator.

OUTSIDE

PARKING:
a driveway provides parking for 2 vehicles in tandem and leads up to the:-

GARAGE: (14' 1'' x 13' 2'') (4.29m x 4.01m)
electric up and over door, power and electrically connected

FRONT GARDEN:
a useful but compact space laid to lawn with a variety of plants and shrubs with dwarf brick boundary wall to its front elevation and hedge border to the side elevation. Leads besides the driveway and subsequent pathway to the front door of the house.

REAR GARDEN: (102' 0'' x 54' 0'') (31.07m x 16.45m)
a breathtaking and exceptionally private garden due to backing onto Falcondale Road allotments as well as being next to Henbury golf course. Predominantly laid to lawn with a selection of trees, plants, shrubs and flowers, with deep mature borders to sides and rear further providing a degree of privacy. There is also an immediate patio area accessed out from the dining room and kitchen with steps which descend to the garden itself. A vast and substantial area, reminiscent of a country home vs city living.

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: F