GROUND FLOOR

APPROACH:
as you descend the cul-de-sac, number 4 is located approximately halfway along on the left-hand side. The frontage is laid to a cobble driveway providing off-road parking for at least 1 car with EV charging point, attractive front garden and recessed bin storage area. The driveway leads up to the main front door to the house.

ENTRANCE VESTIBULE:
ceiling coving, inset floor mat, coat hooks and part-glazed door leading through to the main entrance hallway.

ENTRANCE HALLWAY:
staircase rising through the building with understairs storage recess, engineered oak flooring, ceiling coving and doors leading through to the kitchen/dining room, reception 2/family room, utility room and a ground floor cloakroom/wc.

KITCHEN/DINING ROOM:
sociable kitchen dining space with bi-folding doors providing a seamless access out on to the sunny rear garden, measured and described separately as follows:

KITCHEN: 9' 7'' x 7' 8'' (2.92m x 2.34m)
modern fitted kitchen comprising base and eye-level cupboards and drawers with granite worktops over, integrated appliances including Neff eye-level electric oven with combi oven over, integrated fridge freezer, further appliance space and plumbing for dishwasher, inset 1 ½ bowl sink and drainer unit, inset induction hob, built-in shelving and double glazed window to rear overlooking the rear garden. Wide wall opening connects the kitchen to the dining space.

DINING ROOM: 13' 0'' x 11' 0'' (3.96m x 3.35m)
engineered oak flooring, upright radiator and access to the rear garden.

RECEPTION 2/FAMILY ROOM:  15' 10'' x 7' 9'' (4.82m x 2.36m)
converted from what was formally a garage, this newly converted space provides an additional reception room, double-glazed double doors to front, herringbone flooring, inset spotlights and radiator.

UTILITY ROOM: 6' 8'' x 4' 6'' (2.03m x 1.37m)
useful utility space with built-in base level units with worktop and inset sink over, appliance space for washer dryer, chrome effect heated towel rail, built-in shelving over, double glazed window to front and fuse box.

CLOAKROOM/WC:
low level wc and wash basin.

FIRST FLOOR

LANDING:
a spacious central landing with built-in book shelving, radiator, staircase rising to the second-floor landing and doors off too the sitting room and bedroom 1.

SITTING ROOM: 19' 2'' x 13' 2'' (5.84m x 4.01m)
good sized sitting room on the south side of the house with plenty of double glazing providing natural light and a pleasant outlook over the rear and neighbouring gardens. High ceilings with ceiling coving, inset spotlights, feature recess with book casing either side, built-in bench window seat with storage beneath and radiator

BEDROOM 1: 19' 2'' x 9' 9'' (5.84m x 2.97m)
generous double bedroom with dressing area with built-in wardrobes, double-glazed door to front accessing a balcony, ceiling coving, radiator and door accessing an en-suite bathroom/wc.

Ensuite:
panelled bath with system-fed shower over, low level wc, pedestal wash basin, built-in mirrors, extractor fan, part tiled walls, shaver point and radiator.

SECOND FLOOR

LANDING:
spacious central landing with doors off to bedroom 2, bedroom 3, bedroom 4 and a further family bathroom. Loft hatch accessing loft storage space, glazed roof light panel flooding light through the landing and stairwell.

BEDROOM 2: 19' 2'' x 9' 9'' (5.84m x 2.97m)
large double bedroom with double-glazed window to front, high ceilings with ceiling coving, radiator, wardrobes and corner airing cupboard (housing blacktop water tank).

BEDROOM 3: 9' 10'' x 9' 5'' (2.99m x 2.87m)
currently used as a home office but would make a suitable bedroom, ceiling coving, double glazed window to rear and radiator.

BEDROOM 4: 9' 10'' x 8' 4'' (2.99m x 2.54m)
ceiling coving, built-in wardrobe, book shelving, radiator and double-glazed window to rear.

BATHROOM/WC:
white suite comprising of a bath with system-fed shower over and glass shower screen, low level wc, heated towel rail, pedestal wash basin and built-in mirror behind, extractor fan and shaver point.

OUTSIDE

FRONT GARDEN & OFF-ROAD PARKING:
to the front of the property there is a driveway with off-road parking for at least 1 vehicle, with an EV charging point, raised planting area and recessed bin store.

REAR GARDEN: 33' 0'' x 19' 5'' (10.05m x 5.91m)
a level south easterly facing rear garden mainly laid to lawn with sunny paved seating area closest to the property with pergola over and wisteria. There are flower borders containing various shrubs and climbers and a pathway leading up to the bottom of the garden where there is a further pergola covering a seating area and a garden shed, water feature, water butt and an outside tap Due to the orientation of the garden there is an abundance of daytime sunshine.

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