GROUND FLOOR

APPROACH:
via tarmac driveway providing off street parking for at least two vehicles. The driveway runs up the left hand side beside a good sized level lawned front garden setting the house well back from the lovely tree-lined peaceful road. A gravel pathway leads off the driveway to a paved section where you will find the brick archway and main front door to the property.

ENTRANCE HALLWAY:
a welcoming central entrance hallway with staircase rising to first floor landing, small double glazed window to side providing natural light, wood flooring with inset floor mat. Doors leading off to sitting room, kitchen/dining room and cloakroom/wc (which in turn has access to a generous understairs storage area). Alarm control panel, inset spotlights and a contemporary radiator.

SITTING ROOM: (19' 5'' x 13' 1'') (5.91m x 3.98m)
a peaceful and well proportioned sitting room with inset spotlights, wood flooring, built-in open shelving to chimney recesses with built-in tv/storage cabinets beneath, contemporary radiator, timber framed glazed door providing a sociable connection through to the kitchen/dining room and further double doors connecting through to:-

GARDEN/FAMILY ROOM: (22' 0'' x 16' 10'') (6.70m x 5.13m)
a wonderful single storey extension creating the sociable living and dining space and access to the garden that many crave, with a contemporary design with full width floor to ceiling sliding doors accessing the rear garden. Floor standing wood burning stove with built-in log shelving behind and clear glass hearth. Wood flooring with underfloor heating. High level windows to side and further architectural glazed panel to the opposite side overlooking the side return courtyard section of garden. This fabulous open living space offers an incredible outlook over the beautiful lawned rear gardens.

CLOAKROOM/WC:
low level wc, wash hand basin, chrome heated towel rail, double glazed window to side, tiled floor, part tiled walls. Door accessing a large understairs storage cupboard.

KITCHEN/DINING ROOM: (32' 0'' x 9' 9'') (9.75m x 2.97m)
an immaculate and sociable kitchen/dining space with a contemporary and high quality fitted kitchen comprising base and eye level cupboards and drawers with Silestone worktop over and inset dual stainless steel sink and drainer unit. Integrated appliances including ATAG eye level oven, steam oven and heated plate drawer. Inset stainless steel 5 ring gas hob with induction hob beside with glass splashback and built-in cooker hood. Integrated dishwasher. Appliance space for American style fridge/freezer (not included). Central island with solid walnut wood worktop over and overhanging breakfast bar. Wood flooring, contemporary upright radiators, inset spotlights, double glazed windows to front and side, door accessing utility room and garage. Bespoke built tulip wood bi-folding doors providing sociable connection through to the impressive extended garden/family room.

UTILITY ROOM: (10' 6'' x 9' 5'') (3.20m x 2.87m)
a high specification utility space with the same quality and style of units as the kitchen, with built-in base level cupboards with Silestone worktop over and inset Belfast style sink. Further plumbing and appliance space for dishwasher, washing machine, dryer and wine cooler. Wood flooring, part glazed door to rear with glazed panel beside. Door accessing the garage.

FIRST FLOOR

LANDING:
doors off to three generous double bedrooms, window on the half landing providing natural light through the landing and stairwell, contemporary radiator. Loft hatch accessing a loft storage space.

BEDROOM 1: (rear) (15' 11'' x 13' 5'') (4.85m x 4.09m)
a good sized principal double bedroom with double glazed timber framed windows to rear offering a lovely outlook over rear and neighbouring gardens. Built-in wardrobes with automatic LED lighting. Radiator, inset spotlights. Door accessing:-

En-Suite Shower Room/WC:
white suite comprising walk-in shower enclosure, low level wc and wash hand basin set into a counter with storage drawers beneath, inset spotlights, high level double glazed window to side, tiled floor, part tiled walls and a heated towel rail.

BEDROOM 2: (rear) (16' 2'' x 9' 9'') (4.92m x 2.97m)
a double bedroom offering a similar outlook over the rear garden as bedroom 1. Recessed built-in wardrobes, radiator.

BEDROOM 3: (front) (18' 5'' x 8' 11'') (5.61m x 2.72m)
a double bedroom with double glazed windows to front overlooking the front garden and driveway, built-in desk perfect for home working with storage shelf and high level cupboards over, radiator. Low level door accessing some eaves storage space.

BATHROOM/WC:
white suite comprising panelled bath, wc and wash basin. Skylight window.

OUTSIDE

GARAGE: (17' 11'' x 9' 8'') (5.46m x 2.94m)
single garage with up and over door and pitched roof. Window to side providing natural light. Wall mounted Worcester gas boiler and Mega Flow pressurised hot water tank, radiators, gas and electric meters and fuse box.

FRONT GARDEN & OFF STREET PARKING: (65' 0'' x 45' 0'') (19.80m x 13.71m)
a good sized level lawned front garden setting the property back from this peaceful tree-lined road, with a driveway running up the left hand side providing space for parking and turning. The driveway leads up to the garage and main front door to the property, as well as having handy gated side access gates through to the rear garden.

REAR GARDEN: (80' 0'' x 45' 0'' plus additional side return courtyard) (24.37m x 13.71m)
(side return courtyard approx. 34ft x 14'6) (10.36m x 4.42m) a spectacular level rear garden with the privacy and outdoor space that many crave with large lawned sections and deep flower borders containing various plants and shrubs. Beautiful paved seating area enjoying much of the days sunshine wraps around to a private side courtyard garden with further seating space and access into the utility room, gated access either side of the property through to the front garden and driveway. Gate to rear backing onto a wooded section of the perimeter of Stoke Lodge.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents, 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

PLEASE NOTE:
1. Anti Money Laundering Regulations: when agreeing a sale of a property we are required to see both proof of identification for all buyers and confirmation of funding arrangements.
2. Energy Performance Certificate: It is unlawful to rent out a property which breaches the requirement for a minimum E rating, unless there is an applicable exemption. The energy performance rating of a property can be upgraded on completion of certain energy efficiency improvements. Please visit the following website for further details:
https://www.gov.uk/government/publications/the-private-rented-property-minimum-standard-landlord-guidance-documents
3. The photographs may have been taken using a wide angle lens.
4. Any services, heating systems, appliances or installations referred to in these particulars have not been tested and no warranty can be given that these are in working order. Whilst we believe these particulars to be correct we would be pleased to check any information of particular importance to you.
5. We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation or give any warranty in relation to the property and we have no authority to do so on behalf of the seller.
6. Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property.
7. Any floor plans provided are not drawn to scale and are produced as an indicative rough guide only to help illustrate and identify the general layout of the property.
8. Any reference to alterations to, or use of, any part of the property is not a statement that any necessary planning, building regulations, listed buildings or other consents have been obtained. These matters must be verified by any intending buyer.
9. Please be aware that firstly, areas of first priority (AFP) for schools do change and, secondly, just because a property is located within an AFP this does not mean schooling is guaranteed for resident children. Please make appropriate enquiries of the local authority to ensure you are fully aware of the exact position prior to exchange of contracts.