GROUND FLOOR

APPROACH:
the front garden leads to a panelled front door, which opens to:-

ENTRANCE HALLWAY:
stylish wooden panel feature. Built-in cupboard handy for shoe storage, as well as access to the gas and electric meters. A smart wood effect floor runs from the hallway through into the extended kitchen. To the left a panelled wooden door with brass fittings opens off the hallway into the sitting room and a further panelled door provides into the kitchen/living/dining space. Stairs rise to first floor landing with an attractive spindled staircase and a door neatly tucked below opening to:-

CLOAKROOM/WC:
a stylish ground floor wc with an attractive corner sink arrangement with brass tap and fittings.

SITTING ROOM: 15' 11'' x 10' 8'' (4.85m x 3.25m)
benefiting from a bay to the front elevation which include sliding sash windows. A feature fireplace creates a focal point, with built-in storage and attractive shelving in the alcoves to either side of the fireplace. Original ceiling cornice. A set of glazed double doors open into the kitchen/dining room.

KITCHEN/LIVING/DINING SPACE: 20' 3'' x 16' 4'' (6.17m x 4.97m)
a beautiful newly fitted kitchen with a quartz worksurface and electric hob, an oven and brass sink with attractive tap arrangement set in the kitchen island. The cabinets are modern with brass hardware. Through into the extended section of the kitchen is a wall of again built-in floor to ceiling storage, one cupboard includes the new Gloworm boiler, as well as the manifold for the wet underfloor heating system. The extension itself has a pitched roof inset with two Velux windows, a floor to ceiling plate glass window and a set of bi-folding doors. The bi-fold doors open onto a large rear garden.

FIRST FLOOR

LANDING:
panelled doors accessing bedroom 1, bedroom 2 and bath/shower room. Stairs with handrail rise from the landing up to the second floor landing, with Velux window above and useful built-in storage cupboard.

BEDROOM 1: 15' 11'' x 10' 4'' (4.85m x 3.15m)
a large double bedroom enjoying a bay window and additional window to the front elevation, all fitted with sliding sash windows, and a column radiator.

BEDROOM 2: 12' 1'' x 9' 0'' (3.68m x 2.74m)
a smaller double bedroom with window to the rear elevation, a column radiator and plush cream carpets.

BATHROOM/WC:
attractive terrazzo tiled floor, three piece white suite with further brass fittings, heated towel rail and a window to the rear aspect. A separate shower enclosure, again with brass fittings, with attractive green tiling.

SECOND FLOOR

LANDING:
door opening to:-

BEDROOM 3: 15' 5'' x 13' 3'' (4.70m x 4.04m)
loft converted double bedroom with three Velux windows (two to the front elevation and one to the rear), column radiator and access to eaves storage.

OUTSIDE

REAR GARDEN:
58ft/17.68m in length with a southerly orientation. A deck extends from the property leading to a level garden mainly laid to lawn.

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. The land in the title is subject to a perpetual yearly rent charge of £3.3s.0d p.a. This information should be checked with your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: C