GROUND FLOOR

APPROACH:
via a tastefully landscaped driveway leading beside a vegetable garden. A pathway leads up from the driveway towards the main front door to the house.

ENTRANCE VESTIBULE: 8' 6'' x 5' 8'' (2.59m x 1.73m)
a useful generous entrance vestibule with ample space for coats and shoes. There is a door providing a handy access straight through to the rear garden, tiled floor, rooflight panels, alarm control panel and a part glazed period door with stained glass panels beside and over leading through into the main entrance hallway.

ENTRANCE HALLWAY: 19' 10'' x 7' 2'' inclusive of staircase (6.04m x 2.18m)
a wide welcoming entrance hallway with wonderful high ceilings and ornate ceiling cornicing, engineered walnut flooring, staircase rising to first floor landing and doors leading off to the sitting room, dining room/reception 2 and reception 3, 4 steps lead down to a lower mezzanine landing, where there is a doorway through to the kitchen, staircase descending to the lower ground floor and a further door accessing a walk in larder/pantry with original built in sideboard and open shelving open.

SITTING ROOM: 18' 10'' max into bay x 13' 1'' max into chimney recess (5.74m x 3.98m)
an elegant bay fronted sitting room with high ceilings, original detailed cornicing and central ceiling rose, a wide bay to front comprises 4 large sash windows overlooking the front garden, feature period style fireplace with gas coal effect fire, granite hearth, marble surround and mantle. Period style radiator and tv point.

DINING ROOM/RECEPTION 2: (rear) 16' 3'' x 13' 3'' max into chimney recess (4.95m x 4.01m)
an impressive large dining room with high ceilings, original cornicing and ceiling rose, picture rail, period style fireplace with granite hearth, marble surround and mantle, engineered walnut floor, large double glazed window to rear offering fabulous cityscape views over rooftops of surrounding area and low level wall openings provide a sociable connection with the kitchen.

RECEPTION 3: (front) 15' 3'' x 9' 5'' into chimney recess (4.64m x 2.87m)
ceiling cornice, picture rail, large sash window to front elevation, period style fireplace with Bath stone surround and insert, built in cloaks cupboard, cast iron radiator.

KITCHEN: 16' 3'' x 9' 2'' (4.95m x 2.79m)
) a modern fitted kitchen comprising base and eye level cream coloured wood units with black granite worktop over and inset sink and drainer unit, integrated Bosch double ovens, microwave and dishwasher, Siemens coffee machine and a Siemens induction hob. Tall integrated larder fridge, glass splashbacks, inset spotlights, eye level wall openings creating a sociable connection with the dining room and double glazed window to rear offers a similar far reaching outlook as the dining room.

FIRST FLOOR

LANDING:
an impressive central landing flooded with natural light provided by the large Velux skylight window, doors lead off to bedroom 1, bedroom 2 and bedroom 3, half flight of stairs leads up to bedroom 4 and the large family bathroom can be found off the lower mezzanine landing.

BEDROOM 1: (rear) 16' 2'' x 13' 4'' max into chimney recess (4.92m x 4.06m)
large double bedroom with high ceilings, ceiling coving and picture rail, double glazed windows to rear offer a breath taking view over the rooftops of Redland and Clifton. Period style radiator and door accessing:-

En Suite Shower Room/wc: 6' 10'' x 5' 2'' (2.08m x 1.57m)
white suite comprising corner shower enclosure with system fed dual headed shower, low level wc and pedestal wash basin, 2 double glazed windows to side, tiled floor, part tiled walls, inset spotlights, extractor fan and heated towel rail.

BEDROOM 2: (front) 15' 3'' x 13' 2'' max into chimney recess (4.64m x 4.01m)
a large double bedroom with high ceilings, ceiling coving and picture rail, built in wardrobes to chimney recesses, period style radiator and a large period sash window to front.

BEDROOM 3: (front) 15' 3'' x 9' 4'' (4.64m x 2.84m)
a double bedroom with high ceilings, ceiling coving and picture rail, period style radiator, built in wardrobe to chimney recess and a large sash window to front.

BEDROOM 4: 16' 1'' max into recess x 9' 2'' (4.90m x 2.79m)
a double bedroom with an attractive period style fireplace, radiator and a double glazed window to rear offering the same wonderful outlook as bedroom 1.

FAMILY BATHROOM/WC: (off lower mezzanine landing) 16' 3'' x 9' 1'' (4.95m x 2.77m)
a generous family bathroom comprising a free standing claw foot bath with central mixer taps and shower attachment, corner shower enclosure with system fed shower, low level wc and pedestal wash basin, part tiled walls, tiled floor, period fireplace, inset spotlights, heated towel rail and double glazed window to rear.

LOWER GROUND FLOOR

LANDING:
spacious central landing with doors off to reception 4/garden room (which in turn connects through to the family utility room and rear garden), bedroom 5, gym/home office and shower room/wc. Further door accessing generous walk in understairs storage cupboard providing plenty of storage and fuse box for electrics.

RECEPTION 4/GARDEN ROOM: 15' 3'' x 12' 6'' (4.64m x 3.81m)
a fantastic family sitting room with high ceilings, ceiling coving, built in bookcases with storage beneath to chimney recesses, engineered oak flooring, 2 steps down to a door leading through to the utility room and large double doors provide a seamless access out onto the rear garden.

BEDROOM 5: (front) 18' 2'' max x 12' 2'' (5.53m x 3.71m)
a double bedroom or further reception room, depending upon one’s requirements, with high ceilings, double glazed sash style windows to front with built in plantation shutters, inset spotlights, engineered oak flooring, contemporary upright radiators and floor to ceiling built in storage cupboards.

GYM/HOME OFFICE: 15' 3'' x 17' 0'' (4.64m x 5.18m)
currently used as a gym but would equally make an excellent home office or double bedroom with window to front, radiator and floor to ceiling built in storage cupboards.

SHOWER ROOM/WC: 6' 10'' x 5' 7'' max (2.08m x 1.70m)
a smart lower ground floor shower room with a white suite comprising shower enclosure with system fed rain head shower and sliding glass door, low level wc with concealed cistern, wash hand basin with storage cabinet beneath, heated mirror, heated towel rail, inset spotlights, underfloor heating and frosted glazed panel to side providing some natural light.

UTILITY ROOM: 15' 6'' x 8' 10'' max (4.72m x 2.69m)
a generous family utility space providing valuable storage and appliance space for washing machine and dryer and further fridges or freezers, built in base level units with roll edged worktop over and inset stainless steel sink and drainer unit, small double glazed window to rear with cat flap below, inset spotlights, tiled floor, radiator and door accessing an internal linen cupboard with built in slatted shelving.

OUTSIDE

OFF STREET PARKING & FRONT GARDEN:
the front of the property has been beautifully landscaped to provide a cobbled driveway with off street parking for one vehicle, a well-stocked vegetable garden beside with ornate stone boundary wall to front. Attractive balustrade and gate with steps down to the sunken lower front courtyard where there is an outside tap and access to a cellar storage space.

REAR GARDEN: approx 44' 0'' x 30' 0'' (13.40m x 9.14m)
a well-designed rear garden incorporating a large elevated paved seating area closest to the property, enjoying much of the afternoon and early evening sunshine, as well as the terrific views. Steps lead down from this raised terrace to a landscaped garden with central circular lawn framed with raised stone flower borders containing various plants, shrubs and trees. There is a further circular paved seating area and attractive stone boundary walls. Due to its elevated position in Cotham and the open side aspect, this garden enjoys much of the afternoon and early evening summer sunshine. To the side of the garden there are steps leading up to a handy connection through the entrance vestibule to the front of the property and a cellar/garden store beneath (approx 15ft x 5ft) (4.57m x 1.52m), handy for garden equipment, paints, bicycles etc.

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 with an annual rent charge of £8. This information should be checked by your legal adviser.

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.