GROUND FLOOR

APPROACH:
via an expansive block paved driveway affording off road parking for at least 3 vehicles and providing a wide private approach to the property. The driveway leads beside the front garden towards the main entrance to the house and a garage/workshop.

ENTRANCE HALLWAY:
a welcoming entrance hallway with staircase rising to first floor landing and useful understairs storage, small double glazed window to front, radiator and doors through to the kitchen/breakfast room, which leads through to the garden/living/dining room and further door accessing reception 2/bedroom 4.

KITCHEN/BREAKFAST ROOM:  (rear) 22' 9'' x 10' 5'' (6.93m x 3.18m)
a modern fitted kitchen comprising base and eye level cupboards and drawers with wood block worktop over, tiled splashbacks, inset stainless steel double sink and drainer, Bosch induction hob with extraction over, stainless steel Bosch oven, plenty of useful storage cupboards, further appliance space and plumbing for fridge/freezer and dishwasher, inset spotlights, stable style door into the rear lobby, which in turn accesses the workshop and utility room and wide wall opening providing a sociable connection from the kitchen/breakfast room to the lounge/dining room.

LOUNGE/DINING ROOM:  21' 2'' x 10' 6'' (6.46m x 3.20m)
a sociable garden/living room with insulated flat roof with skylight windows, double glazed windows with central double doors provide a lovely outlook and access onto the gorgeous rear garden. Radiator, laminated flooring.

RECEPTION ROOM 2/BEDROOM 4:  15' 7'' x 10' 6'' (4.75m x 3.19m)
currently arranged as a double bedroom, but would work equally well as a second reception room, with double glazed windows to front overlooking the front garden and driveway, wood laminated flooring and a radiator.

REAR LOBBY:
incredibly handy insulated walkway through from an external front entrance to an entrance to the garden, perfect for storing bicycles etc, doors off to a generous utility room, fabulous insulated workshop.

UTILITY ROOM:  8' 2'' x 8' 1'' (2.48m x 2.46m)
a range of base units with worktop over and inset 1½ bowl sink and drainer unit, double glazed window to rear, door off to a ground floor shower room/wc.

SHOWER ROOM/WC:
a shower enclosure with electric shower, vanity wash basin, low level wc and an electric heater.

WORKSHOP/GARAGE:  16' 0'' x 13' 5'' (4.88m x 4.09m)
an impressive home workshop, perfect for people with hobbies. Separately metered, 60 power sockets, 40 amp breaker, emergency stop for heavy tools, skylight windows, insulated double doors accessing the secluded driveway and windows to side.

FIRST FLOOR

LANDING:
a bright and airy landing with large double glazed window to side offering a leafy outlook over the garden and beautiful silver birch tree. Roof hatch with folded ladder up to a full boarded roof. Doors off to three bedrooms and the family bathroom.

BEDROOM 1:  16' 3'' x 9' 5'' (4.95m x 2.87m)
a double bedroom with double glazed windows to rear overlooking rear garden. Floor to ceiling full width wardrobe and a radiator.

BEDROOM 2:  10' 9'' x 10' 4'' (3.27m x 3.15m)
a double bedroom with double glazed windows to front, ceiling coving and a radiator.

BEDROOM 3:  (front) 11' 8'' x 8' 2'' (3.56m x 2.49m)
a smaller double bedroom with double glazed windows to front, radiator and recessed cupboards.

FAMILY BATHROOM/WC:
a white suite with panelled bath with electric shower over, low level wc, pedestal wash basin, window to rear, shaver point, tiled walls and a radiator.

OUTSIDE

OFF ROAD PARKING & FRONT GARDEN:
the property occupies a generous corner plot and therefore has an expansive frontage with paved driveway affording ample off road parking with pretty front garden beside. The driveway leads up to the double doors accessing the workshop/garage with further double gates beside providing access into the rear garden.

REAR GARDEN:  100' 0'' wide x 80' 0'' deep, reducing to 46ft (30.46m x 24.37m/14.02m)
an exceptional rear garden of a generous size occupying a wide expansive corner plot, perfect for garden lovers. Mainly laid to lawn with borders containing various mature shrubs and trees including a Magnolia, Acer, Silver Birch, Rowan and much more. Large sandpit. The garden wraps around to the side of the property where there is plenty of additional space and a hardstanding before the gated access to the driveway.

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