HALL FLOOR

APPROACH:
via steps leading up to the main front door to the house. There are also steps descending to the lower ground floor independent entrance, providing two entrances into the property.

ENTRANCE HALLWAY:
high ceiling, newly fitted carpets with inset floormat, contemporary radiators and wall mounted thermostat for central heating. Doors off to the sitting room/bedroom 3 and reception 3/bedroom 4. Further door accesses a staircase descending into the lower ground floor living and kitchen accommodation. Stairs rise to the first floor landing.

SITTING ROOM/BEDROOM 3:  15' 11'' max into chimney recess x 11' 6'' (4.86m x 3.50m)
(rear) a large reception room or double bedroom depending upon one’s requirements with high ceiling, a feature fireplace, contemporary radiator, sliding sash window to rear, large recessed walk in wardrobe/storage cupboard, built in shelving to chimney recess and contemporary wall uplighters.

RECEPTION 3/BEDROOM 4:  12' 2'' x 12' 0'' max into chimney recess (3.71m x 3.65m)
(front) a further reception room or double bedroom depending on one’s needs, high ceiling, ceiling coving, feature fireplace, contemporary radiator, 2 sash windows to front, built in shelving to chimney recess and built in storage cupboard.

FIRST FLOOR

LANDING:
central landing with skylight window flooding plenty of natural light through the landing and stairwell with doors leading off to bedroom 1, bedroom 2 and family bathroom/shower/wc. Inset spotlights.

BEDROOM 1:  13' 1'' to front of built in wardrobes x 12' 0'' (3.99m x 3.66m)
(front) high ceilings, Velux skylight window, contemporary radiator, double doors accessing a recessed storage cupboard with built in shelving and drawers, further doors access a wardrobe with hanging rails and an en-suite shower room.

En Suite Shower Room/wc:
a smart shower room with a white suite comprising shower enclosure with dual headed system fed shower, low level wc, wash hand basin set into a counter with storage beneath, contemporary radiator, loft hatch and extractor fan.

BEDROOM 2:  11' 3'' x 9' 6'' max into chimney recess (3.44m x 2.89m)
(rear) a double bedroom with sash window to rear, high ceiling, built in shelving to chimney recess and a contemporary radiator.

FAMILY BATHROOM/WC:  11' 2'' x 6' 0'' (3.40m x 1.83m)
a smart white suite comprising a floor standing double ended bath with mixer taps and shower attachment, a walk in oversized shower enclosure with dual headed system fed shower, low level wc with concealed cistern, wash hand basin with storage cupboard beneath, contemporary radiator, extractor fan and a sash window to rear.

LOWER GROUND FLOOR

A stylish open tread walnut staircase descends into a fabulous extended semi open-plan living/kitchen/dining area (overall measurement 40’7” x 16’0” inclusive of staircase) (12.37m x 4.88m) described in sections as follows:

SITTING ROOM:  15' 9'' x 11' 9'' (4.79m x 3.58m)
there is a comfortable living room to the front with sash window overlooking the front garden, feature fireplace with built In cabinets and book casing to chimney recesses, parquet herringbone flooring, Japanese style sliding screen provides sectioning for this to be used as a separate room or as the through open plan space which flows through into the kitchen/dining area. Part glazed door provides a handy lower ground floor entrance providing a useful second entrance to the property and great flexibility how the accommodation can be used.

KITCHEN/DINING AREA:  22' 5'' x 15' 9'' (6.83m x 4.80m)
a modern fitted kitchen comprising base and eye level cupboards with cast concrete worktop over with overhanging breakfast bar providing plenty of seating. Ample storage cupboards, inset ceramic sink with mixer tap, recess for range cooker, American style fridge/freezer, tiled flooring, door leading off to a ground floor utility room/wc. Two large Velux skylight windows, bi-folding doors accessing the rear garden, tiled floor, boiler cupboard, built in wine fridge to breakfast area and ample space for dining table and chairs.

UTILITY ROOM/WC:
a cleverly designed utility space with plumbing and appliance space for washing machine and dryer with work counter over, wc, small wash basin with shelving beside and an extractor fan.

OUTSIDE

FRONT GARDEN:
courtyard front garden with large flower bed with croft storage beneath and independent entrance into the lower ground floor.

REAR GARDEN:
a smart town garden, mainly laid to paving with raised railway sleeper flower borders, smart slatted fencing and outdoor tap.

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