GROUND FLOOR

APPROACH:
from the pavement there is a dwarf stone wall with easy maintenance front garden and laurel hedge border. Solid wood panelled front door with fanlight, opening to:-

ENTRANCE VESTIBULE:
tessellated tiled flooring, tall moulded skirtings, dado rail, ceiling light point. Part stained glass multi-paned wood panelled door with moulded architraves and overlight, opening to:-

RECEPTION HALL:
engineered oak flooring, elegant turning staircase ascending to half landing and first floor landing, tall moulded skirtings, dado rail, simple moulded cornicing, ceiling light point, vertical style column radiator. Door with overlight and stairs descending to the lower ground floor. Door through to kitchen/breakfast room. Panelled door with moulded architraves and brass door furniture opening to the sitting room. Wide walkway through to the dining room.

SITTING ROOM:  16' 9'' x 12' 10'' (5.10m x 3.91m)
bay window to the front elevation comprising three sash windows (half-height multi-pane) with multi-paned overlights. Central period fireplace with coal effect gas fire, cast iron surround, granite hearth and an ornately carved Carrara marble mantlepiece. Recesses to either side of the chimney breast (both with double opening base level cabinets, wall lights and fitted shelving). Engineered oak flooring, picture rail, simple moulded cornicing, radiator, ceiling light point. Wide wall opening through to:-

DINING ROOM:  15' 1'' x 10' 7'' (4.59m x 3.22m)
multi-paned sash window with far reaching views, chimney breast with recesses to either side (both with double opening base level cabinets and fitted shelving). A continuation of the engineered oak flooring, tall moulded skirtings, picture rail, simple moulded cornicing, Victorian style column radiator, ceiling light point.

KITCHEN/BREAKFAST ROOM:  19' 9'' x 9' 5'' (6.02m x 2.87m)
dual aspect with single multi-paned window to the rear and two windows to the side elevations (the rear window having a glimpse of the water and far-reaching views towards the Dundry hills). Comprehensively fitted with an array of shaker style base and eye level units combining drawers, cabinets and shelving. Roll edged quartz worktop surfaces with bevel edged splashback tiling. Undermount double Belfast style sink with swan neck mixer tap over. Gas/electric range cooker set into chimney breast with tiled surround and extractor hood over. Space for tall fridge/freezer. Dishwasher. Built-in seating area, wood effect tiled flooring, radiator, inset ceiling downlights.

FIRST FLOOR

SPLIT LEVEL LANDING:
enjoying plenty of natural light via skylight window, ornate ceiling rose with light point, tall moulded skirtings, dado rail, additional ceiling light point. Loft access. Staircase ascending to raised height landing. Panelled doors with moulded architraves and brass door furniture, opening to:-

BEDROOM 1:  16' 4'' x 15' 10'' (4.97m x 4.82m)
bay window to the front elevation comprising 3 sash windows with half-height multi-paned windows, additional window also to the front elevation. Period fireplace with cast iron surround, slate hearth and an ornately carved Carrara marble mantlepiece. Recesses to either side of the chimney breast (both with double opening built -in wardrobes and cupboards above), exposed wooden floorboards, tall moulded skirtings, picture rail, simple moulded cornicing, radiator.

BEDROOM 2:  14' 7'' x 9' 11'' (4.44m x 3.02m)
multi-paned sash window to the rear elevation with views of Bristol’s historic floating harbour towards the Dundry hills in the distance. Central painted ornate cast iron fireplace with tiled hearth, recesses to either side of the chimney breast, tall moulded skirtings, picture rail, radiator, ceiling light point.

BEDROOM 4:  10' 2'' x 9' 5'' (3.10m x 2.87m)
multi-paned sash window to the rear elevation with elevated views across the city including Bristol’s historic floating harbour and the Dundry hills in the distance. Ornate cast iron fireplace with recesses to either side of the chimney breast, engineered oak flooring, moulded skirtings, radiator, ceiling light point.

FAMILY BATHROOM/WC:  8' 8'' x 6' 1'' (2.64m x 1.85m)
low level dual flush wc. Marble worktop and oval wash hand basin plus mixer tap and double opening cupboard below. Panelled bath with hot and cold water taps, shower screen, built-in shower unit, handheld shower attachment and an overhead waterfall style shower. Tiled flooring, windows to the side elevation, moulded skirtings, ceiling light point, extractor fan, heated towel rail/radiator.

SECOND FLOOR

RAISED HEIGHT HALF LANDING:
enjoying natural light via the aforementioned skylight window, moulded skirtings, dado rail, wall light point. Panelled doors with brass door furniture, opening to:-

BEDROOM 3:  12' 11'' x 9' 5'' (3.93m x 2.87m)
multi-paned sash window to rear elevation enjoying grandstand views across the city including Bristol’s historic floating harbour and towards countryside in the distance. Chimney breast with recesses to either side, engineered oak flooring, moulded skirtings, Victorian style radiator, wall light point.

SHOWER ROOM:
low level dual flush wc, pedestal wash hand basin. Corner shower cubicle with low level shower tray, sliding glass doors and side panels, bevel edged splashback tiling, built-in shower unit and handheld shower attachment. Obscure casement window to the side elevation, mosaic effect tiled flooring, two wall light points, vertical column style radiator, extractor fan.

LOWER GROUND FLOOR

HALL:
stone flagged flooring, understairs storage cupboard, two ceiling light points. Multi-paned window to the side elevation, opening externally to the rear garden. Doors to:-

STUDY/BEDROOM 5:  13' 4'' x 10' 0'' (4.06m x 3.05m)
casement window with deep sill overlooking the rear garden, quarry tiled flooring, tall moulded skirting, ceiling light point, built-in workstation. Door to:-

ANTECHAMBER:
double opening built-in cupboard, quarry tiled flooring, built-in shower (no longer in use but could be re-connected), ceiling light point. Door to:-

STOREROOM:  12' 2'' x 11' 10'' (3.71m x 3.60m)
illuminate strip light, radiator, shelving.

SECOND STOREROOM:  12' 0'' x 4' 0'' (3.65m x 1.22m)
light and power connected, shelving.

SEPARATE WC:
low level flush wc, wall mounted wash hand basin with tap, quarry tiled flooring, wall light point.

UTILITY ROOM:  11' 4'' x 8' 5'' (3.45m x 2.56m)
original Victorian era washing machine now only for ornamental appearance. Belfast style sink with wall mounted hot and cold water taps over. Space and plumbing for washing machine, space for tumble dryer, casement window to the rear elevation, ceiling light point. Wall mounted gas fired combination boiler with hot water cylinder.

OUTSIDE

FRONT COURTYARD:
wooden planter on top of dwarf stone boundary with laurel hedging. Bluum bespoke bin/bike store with sedum roof.

REAR GARDEN:  22' 5'' x 11' 8'' (6.83m x 3.55m)
accessed internally via the lower ground floor hall there is a parquet style paved pathway which continues to the main section of garden and enjoys a delightful south-easterly orientation. Designed for ease of maintenance with ample space for garden furniture, potted plants and barbequing etc. Deep shrub borders featuring an array of flowering plants and mature shrubs. Brick walling on all three sides with timber trellising having established climbers including roses, clematis and jasmine. External lighting. Steps down with pedestrian gate onto rear access walkway.

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: E