GROUND FLOOR

APPROACH:
pedestrian walkway onto paved driveway up to upvc four-panelled door.

ENTRANCE PORCH:
carpeted throughout, two light points, radiator. Door to:-

HALLWAY:
access to sitting room and open plan kitchen/dining room. Stairs to first floor landing with understairs storage. Three light points, radiator.

SITTING ROOM: 15' 5'' x 10' 4'' (4.70m x 3.15m)
double glazed windows to front elevation, radiator, light point, carpeted. Electric stove with feature timber mantel over.

KITCHEN/DINING ROOM: 22' 9'' x 10' 6'' (6.93m x 3.20m)
base and eye level units with wooden worktop, 4 ring gas hob, extractor fan, built-in oven, partially tiled splashbacks, stainless steel sink, built-in dishwasher, space for American style fridge/freezer, two radiators. Double doors accessing conservatory. Karndean flooring. Door to inner hall accessing utility room, reception room 2/family room, study/bedroom 5 and downstairs wc.

CONSERVATORY: 18' 9'' x 9' 8'' (5.71m x 2.94m)
carpeted throughout, double glazed French doors onto rear elevation/garden and a radiator.

RECEPTION ROOM 2/FAMILY ROOM: 11' 7'' x 11' 4'' (3.53m x 3.45m)
double glazed French doors opening onto rear elevation/garden, Karndean flooring, five light points and a radiator.

UTILITY: 5' 3'' x 5' 1'' (1.60m x 1.55m)
double glazed windows to side elevation, base and eye level units, space for washing machine and dryer, four light points, combination boiler.

CLOAKROOM/WC:
double glazed windows onto side elevation, wash hand basin, partially white tiled walls, two light points and a radiator.

STUDY/BEDROOM 5: 10' 7'' x 8' 8'' (3.22m x 2.64m)
double glazed windows onto front elevation, carpeted, light point and a radiator.

FIRST FLOOR

LANDING:
access to bedroom 1, bedroom 2, bedroom 3, bedroom 4 and family bathroom. Carpeted throughout, light point, access to partially boarded loft.

BEDROOM 1: 20' 2'' x 8' 8'' min (6.14m x 2.64m)
double glazed windows to rear elevation, carpeted throughout, radiator, two light points and built-in storage. Door to:-

En-Suite Shower Room/WC:
obscure double glazed windows to front elevation, tiled flooring, wash hand basin with mixer tap, wc, enclosed shower with waterfall feature, radiator.

BEDROOM 2: 16' 4'' x 9' 5'' (4.97m x 2.87m)
double glazed windows to rear elevation, carpeted, built-in wardrobes, light point, double radiator.

BEDROOM 3: 10' 9'' x 10' 5'' (3.27m x 3.17m)
double glazed windows onto front elevation, built-in wardrobes, carpeted, light point.

BEDROOM 4: 11' 9'' x 8' 2'' (3.58m x 2.49m)
double glazed windows onto front elevation, light point, carpeted, radiator. Built-in bunk bed with storage beneath.

FAMILY BATHROOM/WC:
obscured double glazed windows to rear elevation, wood panelled bath with electric shower over, partially white tiled walls, tiled flooring, wash hand basin with mixer tap, wc, radiator.

OUTSIDE

FRONT GARDEN & PARKING:
paved driveway providing off street parking for at least two vehicles, with borders to side containing mature hedge and various shrubs. Asgard metal bike store.

REAR GARDEN:
with a nice leafy outlook, wooden decking from the conservatory and reception room 2/family room, half laid to artificial grass, retaining timber wall around the artificial grass. Access to secondary garden with woodchip mulch.

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.