GROUND FLOOR

APPROACH:
from the pavement proceed up the pathway where the entrance vestibule can be found immediately in front of you.

ENTRANCE VESTIBULE:
storage for coats and shoes, hessian flooring, pretty stain glass windows with door leading into entrance hallway.

ENTRANCE HALLWAY:
ceiling light point, coving, skirting boards, understair storage cupboard, radiator, stairs ascend to first floor landing. Doors radiate to bay fronted sitting room, office and kitchen/dining/family room.

SITTING ROOM: 13' 11'' x 12' 6'' (4.24m x 3.81m)
bay to front elevation comprising double glazed windows with removeable privacy film, electric feature fireplace with stone surround with built in storage shelving to either side of chimney breast, ceiling light point, radiator, skirting boards.

OFFICE: 10' 11'' x 10' 6'' (3.32m x 3.20m)
ceiling light point, coving, radiator, skirting boards, cork flooring, double glazed door leading out onto pool room.

KITCHEN/DINING/FAMILY ROOM: 18' 4'' x 17' 3'' (5.58m x 5.25m)
measured as one but described separately as follows:

Kitchen:
a modern Kutchenhaus fitted kitchen comprising of wall, base and drawer units with Dekton worktop over and matching upstands, inset sink with mixer tap plus water filter over, Mercury range cooker with 5 ring induction hob over, integrated dishwasher, Samsung American fridge/freezer, tiled surrounds, cork flooring with underfloor heating, skirting boards, large square opening to:

Dining/Family Room:
built in bench seating with storage beneath, a mixture of inset ceiling downlighters and ceiling light points, two double glazed windows to side elevation, cork flooring with underfloor heating, double glazed patio doors leading out onto private rear garden, door leading to:

UTILITY ROOM: 9' 2'' x 7' 6'' (2.79m x 2.28m)
fitted with a matching range of wall and base units with wood effect laminate worktop over, stainless steel sink with drainer unit to one side with mixer tap over, space for washing machine and tumble dryer, space for freezer, inset ceiling downlighters, cork flooring with underfloor heating, double glazed window to the front elevation, skirting boards.

POOL ROOM: 35' 5'' x 17' 11'' (10.79m x 5.46m)
a superb addition to the property with heated swimming pool, double glazed window to rear elevation, Velux ceiling skylight, two sets of sliding patio doors leading out onto rear garden, door leading to:

SHOWER ROOM/WC:
a modern shower room suite comprising of low level wc, wash hand basin set on vanity unit, system fed waterfall shower plus detachable hand held shower over, fully tiled walls, tiled flooring, wall light point, obscure double glazed window to the side elevation.

FIRST FLOOR

LANDING:
stairs ascend from entrance hallway, two ceiling light points, coving, loft access hatch with pull down ladder, radiator, doors radiate to bedroom 1, bedroom 2, bedroom 3, bedroom 4, study, bathroom/wc, shower room and separate wc.

BEDROOM 1: 13' 11'' x 12' 4'' (4.24m x 3.76m)
a generous sized double bedroom with bay to front elevation comprising of double glazed windows, ceiling light point, coving, radiator, skirting boards.

BEDROOM 2: 10' 11'' x 10' 10'' (3.32m x 3.30m)
a double bedroom with large double glazed window overlooking the rear elevation, ceiling light point, built in wardrobe with hanging rail plus wooden slatted shelving above, radiator, skirting boards.

BEDROOM 3: 11' 5'' x 9' 0'' (3.48m x 2.74m)
a double bedroom with ceiling light point, coving, double glazed window overlooking rear elevation, radiator, skirting boards.

BEDROOM 4: 11' 5'' x 8' 4'' (3.48m x 2.54m)
a double bedroom with ceiling light point, coving, radiator, double glazed window overlooking rear elevation, skirting boards.

STUDY: 7' 9'' x 6' 11'' (2.36m x 2.11m)
feature double glazed window to the front elevation, ceiling light point, wood effect laminate flooring, skirting boards.

FAMILY BATHROOM/WC:
a white suite comprising of low level wc, wash hand basin set on vanity unit with useful cabinetry above and beneath, corner jacuzzi bath with hand held shower attachment, ceiling light point, extractor fan, removable privacy film double glazed windows to the front elevation, wall mounted chrome towel radiator, tiled walls, tiled flooring.

SHOWER ROOM:
system fed waterfall shower plus detachable hand shower over, folding glass shower screen, ceiling light point, extractor fan, fully tiled walls, tiled flooring.

SEPARATE WC:
a white suite comprising of low level wc, wash hand basin with vanity storage beneath, faux tiled splashback, ceiling light point, frosted glass double glazed window to the side elevation, cork flooring, skirting boards.

OUTSIDE

FRONT GARDEN:
driveway parking, small area of lawn, mature trees and shrubs to the borders, side access gate.

REAR GARDEN: approx 65' 0'' x 40' 0'' excluding swimming pool (19.80m x 12.18m)
a beautifully maintained and well-established west facing garden with patio area directly accessed from the kitchen/dining/family room and pool room, thoughtfully landscaped offering generous area of level lawn with multiple borders housing a variety of mature trees, plants and shrubs. To the far end of the garden there is a large weeping willow with raised decked area providing a serene and discreet space to relax. Outside plant room, storage summer house, outside lights, side access via wooden gate, enclosed by a variety of tall wooden fencing plus established hedging to the boundaries making the garden extremely private.

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 AUTHOIRTY INFORMATION:
Bristol City Council. Council Tax Band: E