GROUND FLOOR

APPROACH:
via timber double gates accessing a tarmacked pathway leading through the pretty front garden leading to the attractive main front door and entrance to the property.

ENTRANCE HALLWAY:  28' 1'' x 6' 4'' max inclusive of staircase (8.56m x 1.93m)
an impressive and welcoming entrance hallways with high ceilings, useful recessed cloak storage cupboard, further understairs storage, radiator, staircase rising to first floor landing and doors off to the sitting room, extended kitchen/dining/living space and reception 2/home office.

SITTING ROOM:  (front) 18' 5'' x 16' 4'' (5.61m x 4.97m)
a lovely large reception room with high ceilings, ceiling coving. Feature fireplace with marble surround and mantle and wood burning stove. Wide box bay to front elevation comprising of period style double glazed timber framed sash windows with built in plantation shutters. Engineered oak flooring, built in book casing to chimney recesses and contemporary radiators.

SOCIABLE EXTENDED KITCHEN/DINING SPACE:  28' 5'' x 19' 7'' (8.65m x 5.98m)
a generous extended sociable kitchen/dining and living space, described separately as follows:

Kitchen Area:
a beautiful shaker style kitchen with granite worktops. Integrated appliances including two Siemens ovens, microwave over and an induction hob with extraction. 1 ½ bowl sink and drainer unit, further appliance space for American style fridge/freezer and dishwasher. Breakfast bar providing additional seating. Wide wall openings connecting the living and dining space.

Living Area:
a cozy snug living room with wood burning stove, built in floating shelving to chimney recesses, engineered oak flooring. Wide wall opening into the dining area.

Dining Area:
a lovely light filled dining space with curved ended extension with double glazed timber framed doors and windows overlooking and accessing the rear garden. Ample space for dining furniture, further Velux skylight window, engineered oak flooring and a radiator. Door accessing:-

UTILILTY ROOM:  11' 0'' x 6' 3'' (3.36m x 1.90m)
a useful utility space with similar shaker style units and granite worktop with inset sink. Radiator. Plumbing and appliance space for washing machine and dryer. Double glazed timber glazed window to side elevation and door to side accessing rear garden. Further door accessing:-

CLOAKROOM/WC:  6' 3'' x 3' 3'' (1.91m x 0.99m)
low level wc, pedestal wash hand basin, double glazed window to rear, extractor fan, part tiled walls, tiled floor and a radiator.

STUDY:  13' 7'' x 11' 0'' (4.13m x 3.35m)
a useful second reception room currently used as a home office, but would work equally well as a children’s play room or music room with bespoke cabinetry with open book shelving over. Engineered oak flooring, radiator, high ceilings, double glazed timber framed sash windows to side and double glazed French doors to rear accessing the southerly facing sunny rear garden.

FIRST FLOOR

LANDING:
spacious central landing with glazed rooflight window providing plenty of natural light through the landing and stairwell. Further timber framed sash windows to front elevation and loft hatch. Doors off to all four bedrooms and the family bathroom/wc.

BEDROOM 1:  (front) 19' 0'' x 13' 5'' (5.80m x 4.10m)
a lovely bright double bedroom with double glazed timber framed window to front, original exposed stripped floorboards, high ceiling, two sets of built in wardrobes and a radiator. Door accessing:-

En-Suite Shower Room/WC:  8' 5'' x 4' 6'' (2.57m x 1.37m)
a white suite comprising a walk-in shower area with recessed alcove shelf, low level wc, wash hand basin with storage drawer beneath, Velux skylight window, inset spotlight, heated towel rail and an extractor fan.

BEDROOM 2:  (rear) 13' 8'' x 10' 10'' (4.16m x 3.31m)
a double bedroom with two built-in wardrobes, timber framed double glazed windows to rear elevation and a radiator.

BEDROOM 3:  (rear) 11' 9'' x 11' 6'' (3.58m x 3.51m)
a double bedroom with double glazed timber framed windows to rear elevation, overlooking the rear garden. Radiator. Loft hatch access with pull down ladder accessing the loft space which houses the gas central heating boiler.

BEDROOM 4:  (rear) 12' 1'' x 7' 10'' (3.68m x 2.39m)
(rear) (12’1” x 7’10”) (3.68m x 2.39m) a double bedroom with high ceilings, timber framed double glazed windows to rear and a radiator.

FAMILY BATHROOM/WC:
a well appointed family bathroom with a white suite comprising of a bath with system fed shower over and recessed alcove shelf, low level wc, wash hand basin with storage drawers beneath, heated towel rail/radiator, inset spotlights, extractor fan and timber framed double glazed windows to front elevation.

OUTSIDE

FRONT GARDEN:
the property is set well back from the road and has a lovely level lawned front garden with low level period boundary walls and deep flower borders containing various plants and shrubs. There is a wide tarmacked pathway approaching the property and handy side access through to the rear garden.

REAR GARDEN:  approx. 70' 0'' including garage and rear driveway x 48' 0'' (21.34m x 14.64m)
a fabulous westerly facing level lawned rear garden attracting much of the day’s summer sunshine, paved seating area closest to the property, level lawned sections. Wide flower borders containing various plants, shrubs and beautiful trees including a magnolia, acer and eucalyptus. Slatted fencing, attractive period boundary wall on one side, gated access to a driveway off Abbey Road and rear access into the single garage.

GARAGE:  17' 0'' x 10' 11'' (5.18m x 3.32m)
pitched roof and space for a car or useful storage.

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: G