ACCOMMODATION
Entranced from the hall floor, the property is arranged over five floors with stylishly appointed and fully restored accommodation throughout and access to a useful cellar below.
Situated on the lower ground floor a good sized self-contained one-bedroom apartment – currently generating a significant income for the current owners through regular Airbnb bookings throughout the year.
The impressive entrance hall sets the scene for what is to come, with beautifully refurbished floorboards, deep detailed ceiling cornice work, ornate central ceiling arch and an elegant sweeping staircase ascending to the upper floors.

The kitchen/breakfast is beautifully appointed with an expanse of work surfaces and a generous central island. Integral appliances include an oversize state of the art range cooker, instant hot water and integrated waste disposal unit, double fronted American style fridge freezer and integrated wine fridge. Having a wide wall opening through to the dining room it forms a fabulous kitchen family entertaining space with wood burning stove, working shuttered sash windows and wall mounted SONOS speakers.

To the rear of the hall floor is a useful boot room with wc and wash basin.

Over the half landing (above) is a fully fitted utility room with space and plumbing for a washing machine and dryer, fitted wooden work tops, recessed sink and twin opaque sash widows.

Upstairs, on the first floor, is a stunning full width drawing room with high ceilings, deep moulded plaster work, working open fire and twin shuttered sash windows leading onto the balcony. The drawing room runs full depth into a fabulous sitting room via wide wall opening, complete with a window seat overlooking the rear garden.

The numerous sash windows within the house have been professionally draft proofed, and those over the hall and first floor all benefit from working wooden shutters.

On the second floor lies a sumptuous principal bedroom suite, occupying the entire floor with a lovely light double bedroom ( with superb southerly views), a beautifully appointed en-suite bath and shower room (with his & hers vanity unit) and direct access into a superbly appointed dressing room, with two walls of fitted wardrobes and plenty of natural light with space for a dressing table in-front of the window.

On the top floor lie three further double bedrooms (four in total), with incredible views across the harbour and Cabot Tower from the front two and a leafy outlook from the rear, which share a lovely light filled family bathroom.

Accessed from the rear of the entrance hallway are steps down to the lower ground floor, and a hallway leading out into the garden. There are further steps down to a generous vaulted cellar space – perfect for long term storage or the potential to provide further accommodation if needed (and subject to consent).

SELF-CONTAINED APARTMENT:
The apartment enjoys separate, self-contained status and has, over the past few years, provided the current owners with a decent additional income stream from a successful Airbnb business model.

Arranged over the lower ground floor with independent access it enjoys a generous sitting room and fitted kitchen with a flag stone floor, bedroom and shower room. The space enjoys a cottage style finish, with the owners enhancing and highlighting the retained period features and providing it with its own independent heating system.

As it stands, it provides plenty of potential either to continue earning an income or for lovely separate accommodation for dependent relatives, staff accommodation or a guest suite.

It can, quite easily, be re-incorporated into the main house via a doorway into the main home's lower ground floor hallway (and having staircase still intact).

OUTSIDE:
The rear garden is deceptively spacious, fully enclosed and immensely private. Mostly laid to lawn it enjoys mature borders with a fine array of flowering plants and mature shrubs and access out onto a private lane to the rear - perfect access for dogs and bikes.

The rear elevation of the house itself has been dressed with climbing plants and an irrigation system, and plans have been drawn up (but not yet submitted) to provide access out into the garden directly from the hall floor (plans accessible from our office) via the boot room at the rear.

To the front of the house are two large vaulted storerooms, further increasing the long term storage potential or, subject to a new owners needs and planning consent, further recreational uses.

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.