GROUND FLOOR

APPROACH:
from the pavement, proceed across the block paved driveway where the front entrance door can be found immediately in front of you. Via wooden front door, area for coats and shoes storage.

OPEN PLAN KITCHEN/DINING/FAMILY ROOM:
impressive light-filled space with stairs ascending to first floor landing with hidden storage drawers under the stairs. Wi-Fi enabled electric underfloor heating throughout. Described and measured separately as follows:-

Kitchen/Dining Area:  20' 1'' x 14' 6'' (6.12m x 4.42m)
fitted with a matching range of wall, base and drawer units with quartz worktop over and matching upstands. Integrated double oven, microwave, induction hob and dishwasher. Appliance space for American-style fridge/freezer. Inset 1½ bowl stainless steel sink with mixer tap over and separate boiling hot water tap, set into island with breakfast bar area. Double glazed window to front elevation with plantation shutters. Two ceiling light points, undercounter lighting, two cast iron radiators. Ample space for dining furniture. Built-in storage cupboards with space and plumbing for washing machine. Door to Cloakroom/WC.

Living Area:  13' 2'' x 8' 6'' (4.01m x 2.59m)
ample space for dining furniture or sofas. Vaulted ceiling with two large Velux skylights with remote controlled integrated thermal blinds. Inset ceiling downlights. Karndean parquet flooring throughout. Moulded skirting boards. Door giving access out to rear courtyard.

Cloakroom/WC:
white suite comprising low level wc, wash hand basin set on wooden vanity unit, inset ceiling downlights, extractor fan, part tiled walls, tiled flooring, cast iron style radiators, moulded skirting boards.

SITTING ROOM:  20' 1'' x 9' 8'' (6.12m x 2.94m)
a dual aspect, light-filled room with double glazed windows to front elevation with plantation style shutters and French doors plus side window to the rear elevation. Inset ceiling downlights, two cast iron style radiators, moulded skirting boards.

FIRST FLOOR

LANDING:
inset ceiling downlights, loft access hatch, skirting boards, doors radiating to:-

BEDROOM 1:  15' 0'' x 9' 11'' (4.57m x 3.02m)
a double bedroom with double glazed window overlooking the front elevation. Inset ceiling downlights, cast iron style radiator, moulded skirting boards. Door opening to:-

En-Suite Shower Room/WC:
a white suite comprising low level wc, wash hand basin set on wooden vanity unit, shower enclosure with waterfall shower plus handheld attachment. Tiled surrounds, inset ceiling downlights, extractor fan, obscured double glazed window to the rear elevation, moulded skirting boards, tiled flooring, separate low level nighttime lights and an illuminating heated mirror.

BEDROOM 2:  14' 0'' x 9' 1'' (4.26m x 2.77m)
a double bedroom with two double glazed windows overlooking the front elevation, cast iron style radiator, moulded skirting boards.

BEDROOM 3:  10' 8'' x 8' 1'' (3.25m x 2.46m)
a double bedroom currently arranged as a dressing room with inset ceiling downlights and a double glazed window overlooking the private rear garden. An array of built-in wardrobes with a variety of hanging rails, drawers and shelving. Additional built-in cupboard with multiple shelving units. Cast iron style radiator.

BATHROOM/WC:
a white suite comprising low level wc, wash hand basin set on wooden vanity unit, panelled bath with waterfall shower over plus handheld shower attachment and glass shower screen. Wall mounted towel radiator, moulded skirting boards, tiled flooring, separate low level nighttime lights and an illuminating heated mirror.

OUTSIDE

FRONT GARDEN/PARKING:
mainly laid to block paving which doubles as driveway providing parking for two vehicles. Area of chippings with flowerbed housing a blossoming cherry tree, plants and shrubs.

REAR COURTYARD:  28' 6'' x 24' 7'' (8.68m x 7.49m)
accessed from both the kitchen/dining/living room and sitting room. Laid to block paving. Outside tap. Cast iron staircase leads to upper section of garden which has been beautifully landscaped and mainly laid to contemporary paving. Zones for barbecuing, entertaining and sunbathing, with shrubs and plants to the borders. Outside light. Enclosed by wooden feather-edged fencing.

GARDEN OFFICE:  12' 0'' x 6' 1'' (3.65m x 1.85m)
a super addition to the property. Accessed via sliding double glazed doors and additional side window. Ceiling lights, built-in worktop with wall and base units. Parquet style vinyl flooring. Power and light.

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