GROUND FLOOR

APPROACH:
via a landscaped block paved driveway affording ample off-road parking for at least two family sized vehicles, built-in bin and recycling storage. Approaching the house there is an attractive covered entrance and main front door to the house.

RECEPTION HALLWAY: 20' 10'' x 9' 2'' (6.35m x 2.79m)
a fabulous wide welcoming entrance hallway with built-in boot and coat storage, exposed stripped floorboards, staircase rising to first floor landing with understairs cupboard and understairs cloakroom/wc. Ceiling cornicing and picture rail. Doors leading off to the sitting room and extended sociable kitchen/dining/living room.

SITTING ROOM: 17' 3'' max into bay x 14' 7'' max into chimney recess (5.25m x 4.44m)
bay fronted reception room with high ceiling, ceiling coving and picture rail. An attractive fireplace with woodburning stove, stone surround, mantle and hearth. Double glazed windows to front, exposed stripped floorboards, radiators and Crittall style double doors leading through into extended family kitchen/dining/living area.

KITCHEN/DINING/LIVING AREA: overall measurement 29' 8'' x 23' 6'' (9.04m x 7.16m)
extended in 2022, this fabulous extended sociable kitchen/dining/living space offers the living space perfect for entertaining, high specification bespoke hardwood shaker style kitchen with large central island with overhanging breakfast bar with Quartz worktop surfaces and inset sink. Integrated Neff dishwasher, wine fridge, Neff oven and Neff combi oven, larder cupboard and appliance space with plumbing for American fridge/freezer, Neff induction hob with extraction over and mirrored splashbacks, herringbone oak Amtico flooring with system fed underfloor heating, frameless glass balustrade with a few steps leading down into the lounge/dining space with wonderful high ceiling, architectural roof glazing. Tall bi-folding doors and picture window to rear flooding the space with natural light and providing access out onto the rear garden. There is also a sliding pocket door accessing a utility room.

UTILITY ROOM: 8' 1'' x 5' 1'' (2.46m x 1.55m)
a modern fitted utility space with base and eye level cupboards with wood block worktop over, inset stainless steel sink, appliance space for washing machine and dryer. Wall mounted Worcester gas central heating boiler.

CLOAKROOM/WC:
low level wc with concealed cistern, wash hand basin with tiled splashbacks, recessed alcove shelf, extractor fan and exposed stripped floorboards.

FIRST FLOOR

LANDING:
staircase continuing up to the second floor. Doors off to bedroom 2, bedroom 3, bedroom 4 and family bath/shower/wc.

BEDROOM 2: (front) 14' 7'' max into chimney recess x 12' 10'' (4.44m x 3.91m)
a double bedroom with high ceiling, ceiling coving, picture rail, double glazed windows to front and a radiator.

BEDROOM 3: (rear) 14' 2'' max into chimney recess x 13' 11'' (4.31m x 4.24m)
a double bedroom with double glazed windows to rear, built-in wardrobes, feature fireplace, high ceilings and a radiator.

FAMILY BATH/SHOWER/WC: 9' 1'' x 7' 4'' (2.77m x 2.23m)
an impressive family bathroom with large double ended bath with floor standing mixer taps and shower attachment, oversized walk-in shower area with system fed shower and recessed alcove, low level wc, wall mounted wash basin with storage cabinet beneath, tiled floor, heated towel rail, inset spotlights, extractor fan, PIR sensor nightlights and an obscured double glazed window to rear.

BEDROOM 4: (front) 10' 5'' max into recess x 9' 3'' (3.17m x 2.82m)
a double bedroom with high ceiling, picture rail, double glazed window to front and a radiator.

SECOND FLOOR

LANDING
a Velux skylight window providing natural light through the landing and stairwell. Door accessing the principal bedroom.

BEDROOM 1: 17' 7'' x 17' 2'' max taken below sloped ceiling (5.36m x 5.23m)
a fabulous contemporary loft conversion with floor to ceiling Velfac double glazing to the rear with wonderful cityscape views over Westbury Park and Bishopston. There are two Velux skylight windows to front, recessed alcove book shelving, built-in wardrobes and a contemporary radiator. Pocket door accessing:-

En-Suite Bath/Shower Room/WC:
a luxurious en-suite with a white double ended bath, low level wc with concealed cistern, wash basin with open shelving beneath, corner shower enclosure, inset spotlights, double glazed window to rear, heated towel rail and a skylight window.

OUTSIDE

OFF ROAD PARKING & FRONT GARDEN:
the property has the advantage of a wide driveway providing off road parking for at least two family vehicles, with built-in recycling/bin store.

REAR GARDEN: approx. 44' 0'' x 25' 0'' inclusive of garden outbuilding/store (13.40m x 7.61m)
a tastefully landscaped level rear garden mainly laid to lawn with paved seating area at the bottom of the garden attracting much of the day’s sunshine and access into a handy bicycle/garden store (formerly a garage) with access out onto a gated rear access lane.

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: E