GROUND FLOOR

APPROACH:
via beautiful original stone pillars and wrought iron garden gate entering the front garden and pathway which ascends to a set of steps leading up to the impressive front doors to the property.

ENTRANCE VESTIBULE:
wonderful high ceilings with ceiling cornicing, high skirting boards and box and meters for electrics. Part glazed door accessing:-

ENTRANCE HALLWAY:
high ceilings with original ceiling corning and staircase ascending to the first floor landing. Understairs utility cupboard, understairs cloakroom/wc. Coat hooks, radiator. Doors off to sitting room and kitchen/dining room.

SITTING ROOM:  18' 9'' x 14' 4'' max into chimney recess (5.71m x 4.37m)
(front) impressive high ceiling with original ceiling cornicing. Period style fireplace. Two beautiful tall double glazed sash windows to front, overlooking the front garden and the Downs opposite. Radiators and TV point.

KITCHEN/DINING ROOM:  19' 2'' max into chimney recess x 15' 0'' (5.84m x 4.57m)
good sized sociable kitchen/dining space with period fireplace, high ceilings, original ceiling cornicing and central ceiling rose. Fitted kitchen comprising base and eye level cupboards and drawers with central island and integrated appliances including an electric oven, 4-ring gas hob, microwave and dishwasher. Space for dining table and chairs. Radiator and two tall sash windows accessing a deck balcony with half-spiral staircase descending into the rear garden.

CLOAKROOM/WC:
low level wc, wash hand basin with storage cabinet beneath, mosaic tiled to dado height and an extractor fan.

FIRST FLOOR

LANDING:
central landing with staircase rising to the top floor. Doors leading off to bedroom 1, bedroom 2, bedroom 6/study and the family bathroom.

BEDROOM 1:  20' 2'' x 18' 8'' (6.14m x 5.69m)
(front) an impressive principal double bedroom with an abundance of natural light provided by the two feature arched double glazed sash windows to front elevation, offering fabulous views across to the Downs. High ceilings with ceiling coving and picture rail. Radiator. Door accessing an airing cupboard, housing the lagged hot water tank and slatted shelving.

BEDROOM 4:  16' 4'' x 11' 1'' max into chimney recess (4.97m x 3.38m)
(rear) a double bedroom with high ceilings, ceiling coving, picture rail, laminated wood flooring, radiator and double glazed sash window to rear, overlooking the rear garden.

BEDROOM 5/STUDY:  9' 9'' x 8' 9'' (2.97m x 2.66m)
high ceilings, ceiling coving, picture rail, laminated wood flooring, radiator and double glazed sash window to rear elevation.

FAMILY BATHROOM/WC:
white suite comprising panelled bath with mixer taps and shower attachment. Walk in shower enclosure with system fed shower. Low level wc, pedestal wash hand basin, heated towel rail, part tiled walls and tiled floor.

SECOND FLOOR

LANDING:
central landing with massive rooflight window flooding the landing stairwell with natural light. Doors off to bedroom 4, bedroom 5, cloakroom/wc and a recessed storage cupboard.

BEDROOM 2:  20' 1'' x 18' 8'' (6.12m x 5.69m)
(front) an incredible double bedroom spanning the width of the house with two feature arched double glazed sash windows to front looking out over the trees on the Downs. High ceilings and a radiator.

BEDROOM 3:  16' 4'' x 14' 6'' max into chimney recess (4.97m x 4.42m)
(rear) high ceilings, boarded fireplace, double glazed sash windows to rear offering an fabulous elevated cityscape view across the rooftops of Bristol towards the Mendip hills. Radiator and door accessing:-

En-Suite Bathroom:
white suite comprising panelled bath with Mira electric shower over. Heated towel rail, pedestal wash hand basin and skylight window.

CLOAKROOM/WC:
low level wc, corner wash basin, tiled floor and skylight windows.

LOWER GROUND FLOOR
Flexible lower ground floor accommodation which has always been arranged as a flat, but has a staircase boxed in to the main house so could be reincorporated into the property depending on one’s requirements. The accommodation would work perfectly well for a lodger, guests or dependant relatives.

ENTRANCE:
flows through into:-

SITTING ROOM:  13' 9'' x 12' 2'' (4.19m x 3.71m)
recessed kitchenette off of it and two sash windows to front. Two radiators, meter cupboard, further recessed storage cupboard. Door through to:-

INNER HALLWAY:
access off to two bedrooms, bathroom and a utility cupboard.

BEDROOM 1/RECEPTION 2:  13' 7'' x 11' 5'' (4.14m x 3.48m)
double bedroom/reception room with recessed storage cupboards, radiator, part glazed door accessing the rear garden, window. Door connecting through to the bathroom, so this can either be used as an en-suite or independently.

BEDROOM 2/STUDY:  10' 6'' x 7' 5'' (3.20m x 2.26m)
single bedroom/study with a radiator and window to rear overlooking the rear garden.

BATHROOM/WC:
connected by either the entrance hallway or the main bedroom, creating an en-suite, this bathroom has a panelled bath with shower over, low level wc, wash basin with storage beneath, part tiled walls and a heated towel rail.

OUTSIDE

FRONT GARDEN:
the property is set back from the pedestrian pathway and the Downs with a lovely lawned front garden with flower borders containing plants, shrubs and rockery. Steps ascending to the main hall floor entrance and several steps leading down to a sunken lower ground floor courtyard where there is an independent entrance to the lower ground floor accommodation.

REAR GARDEN:  70' 0'' x 20' 0'' (21.32m x 6.09m)
a glorious level lawned rear garden with attractive stone boundary walls, wide flower borders containing various shrubs. Garden shed, mature trees and generous paved seating area closest to the property. Independent access into the lower ground floor accommodation. Half spiral stair rising to the raised balcony/terrace accessed off the kitchen/dining room.

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: G