GROUND FLOOR

APPROACH:
steps lead up from the pavement to a pathway leading alongside the level lawned front garden. UPVC double glazed front door, opening to:-

ENTRANCE VESTIBULE:
UPVC double glazed windows to the front and side elevations, tiled flooring, ceiling light point. Part obscure glazed wooden door, opening to:-

RECEPTION HALL:  14' 0'' x 4' 6'' (4.26m x 1.37m)
a most welcoming entrance to this spacious family home, with LVT parquet-style flooring, obscure glazed internal window to front, staircase rising to first floor landing, coat hooks, radiator, two ceiling light points, understairs storage cupboard. Part glazed wooden door opening to the kitchen/breakfast room. Panelled doors, opening to:-

SITTING ROOM:  16' 10'' x 12' 9'' (5.13m x 3.88m)
wide bay window to front elevation comprising leaded double glazed windows. Attractive feature fireplace with coal effect gas fire, stone surround and slate hearth. Recesses to either side of the fireplace with fitted shelving, exposed wooden floorboards, coved ceiling, inset ceiling downlights, radiator.

CLOAKROOM/WC:
comprising low level dual flush wc and corner wash hand basin with hot and cold water taps. Fully tiled to dado height with mosaic strip, obscure glazed window to the side elevation, radiator, tiled flooring, wall light point.

KITCHEN/BREAKFAST ROOM:  23' 0'' x 10' 7'' (7.01m x 3.22m)
a large sociable kitchen/breakfast room with a range of shaker-style base and eye level units with a combination of drawers, cabinets, shelving, wine rack and glazed display cabinets. Carrera marble-style quartz worktop surfaces with matching upstands, undermount ceramic sink with indented draining board to side and insinkerator, Quooker swan neck mixer tap (available by separate negotiation). Matching island unit incorporating breakfast bar with cupboard and drawers below plus integrated wine cooler. Integral appliances include electric ovens, 5 ring gas hob, stainless steel extractor hood and a dishwasher. Space for tall fridge/freezer with water feature. High sloping ceiling with two Velux skylight windows and a multitude of inset ceiling downlights. Parquet style LVT flooring, radiator, moulded skirtings. Double opening cupboard with space and plumbing for washing machine and tumble dryer on stacker system. Part multi-paned wood panelled door opening externally to the side elevation. Bay window overlooking the rear garden having the of ease of double opening glazed casement windows. Further double glazed double doors which open out onto the sitting out area and rear garden. Wide opening from the breakfast area to:-

FAMILY ROOM:  12' 4'' x 11' 8'' (3.76m x 3.55m)
central period style fireplace with coal effect gas fire, cast iron surround, slate hearth and ornately carved timber mantelpiece. Recesses to either side of the fireplace, moulded skirtings, radiator, coved ceiling, ceiling light point.

FIRST FLOOR

LANDING:
double glazed window to the side elevation, inset ceiling downlights. Turning staircase ascending to the second floor which enjoys plenty of natural light via an additional wide window to the side elevation. Stripped pine panelled doors with brass door furniture, opening to:-

BEDROOM 1:  16' 10'' x 13' 0'' (5.13m x 3.96m)
wide bay window to the front elevation comprising leaded double glazed windows, two radiators, chimney breast with recesses to either side, ceiling light point.

BEDROOM 2:  12' 5'' x 11' 8'' (3.78m x 3.55m)
a range of double glazed windows overlooking the rear garden, chimney breast with recesses to either side and both with fitted shelving, moulded skirtings, radiator, ceiling light point.

BEDROOM 3:  8' 6'' x 7' 5'' (2.59m x 2.26m)
feature bay window to front comprising leaded double glazed windows, picture rail, moulded skirtings, radiator, fitted shelving, ceiling light point.

FAMILY BATH/SHOWER ROOM/WC:
comprising: low level dual flush wc; period style pedestal wash hand basin with hot and cold water taps; large shower cubicle with fully tiled surround, wall mounted shower unit plus handheld shower attachment and circular overhead shower; panelled bath with wall mounted mixer tap and built-in shower unit with additional overhead circular shower. LVT wood effect flooring airing cupboard housing Vaillant gas fired combination boiler with slatted shelving surround, majority tiled walls, inset ceiling downlighters, obscure upvc double glazed window to the rear elevation, radiator.

SECOND FLOOR

LANDING:
aforementioned wide double glazed window to the side elevation, eaves storage, fitted shelving, two wall light points. Door opening to:-

BEDROOM 4:  15' 10'' x 11' 4'' (4.82m x 3.45m)
dormer style double glazed window to the rear elevation with far reaching rooftop views, Velux skylight window, generous eaves storage, inset ceiling downlighters, two wall light points, radiator.

OUTSIDE

FRONT GARDEN:
immediately in front of the property is a level section of lawn enclosed by low level timber fencing with mature shrubs that include acers, cherry blossom and roses. Between the lawn and pavement and at a slightly lower level is a two tiered section of garden designed for ease of maintenance and planted with mature shrubs. A side pathway gives access to the rear garden via two pedestrian gates (one shortly after another).

REAR GARDEN:  30' 0'' x 25' 0'' (9.14m x 7.61m)
raised patio seating out area immediately to the rear of the breakfast area which provides ample space for garden furniture, potted plants and barbecuing etc. There is a further paved area which runs alongside the remainder of the garden which is level lawned and in all fully enclosed by timber fencing. Useful garden shed, outside tap, mature flower border, outside lighting. Pedestrian gate providing access to useful rear access lane leading off to Stoke Road.

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: …