GROUND FLOOR

APPROACH:

via garden gate leading beside front garden. There is also a driveway beside the front garden providing the rare advantage of at least two off street parking spaces lengthways. The pathway and front garden leads to the front door and into the entrance vestibule.

ENTRANCE VESTIBULE:

5' 2'' x 3' 8'' (1.57m x 1.12m)

high ceilings with original cornicing and dado rail and a beautiful part stained glass period door leading through into the main entrance hallway.

ENTRANCE HALLWAY:

high ceilings with original cornicing and feature archway, engineered oak flooring, staircase rising to first floor landing and door accessing staircase leading beneath the stairs down to the cellar. Radiator with decorative cover, dado rail, alarm control panel. Doors leading off to sitting room and kitchen/dining/family room.

SITTING ROOM:

14' 8'' x 11' 6'' (4.47m x 3.50m)

bay to front comprising 3 sash windows with built-in plantation shutters, high ceilings with ceiling coving and picture rail, an attractive period style fireplace with working gas fire, and radiator with decorative cover.

KITCHEN/DINING/LIVING SPACE:

25' 6'' x 15' 5'' reducing to 13’0” in extended dining/living area (7.77m x 4.70m/3.96m)

a fabulous sociable kitchen/dining/living which was tastefully extended in 2014 and comprises a modern fitted kitchen with base and eye level units with square edged worktop over and inset ceramic 1? bowl sink and drainer unit, integrated stainless steel eye level ovens, induction hob with extractor hood over, integrated dishwasher and fridge/freezer, central island unit with overhanging breakfast bar, attractive period fireplace, engineered oak flooring, ample space for dining and sitting furniture, inset spotlights, lantern skylight window, further windows to rear and side with central double doors to rear providing an access out onto the westerly facing rear garden, radiators. Door accessing:-

Recessed Utility Cupboard:

plumbing and appliance space for washing machine and dryer and further storage space.

FIRST FLOOR

LANDING:

additional storage area accessed halfway up staircase. Spacious landing with staircase continuing up to the second floor with skylight window over providing plenty of natural light through the landings and stairwell. Doors off to bedroom 1, bedroom 3 and shower room/wc. Radiator with decorative cover.

BEDROOM 1:

15' 6'' x 14' 8'' (4.72m x 4.47m)

a lovely bay fronted double bedroom with high ceilings, original ceiling coving, ceiling rose and picture rail. Attractive period style cast iron fireplace with marble surround and slate hearth. Radiator with decorative cover. Door accessing recessed wardrobe with built in hanging rails.

BEDROOM 3:

13' 0'' x 9' 0'' (3.96m x 2.74m)

a sash window to rear, high ceilings with ceiling coving, radiator. Door accessing recessed storage cupboard with built in hanging rails.

SHOWER ROOM/WC:

7' 5'' x 6' 1'' (2.26m x 1.85m)

a white suite comprising oversized walk in shower enclosure with dual headed shower, low level wc with concealed cistern, wash hand basin with storage drawers beneath, high ceilings with inset spotlights, tiled floor, sash window to rear and a chrome effect heated towel rail.

SECOND FLOOR

LANDING:

spacious light filled landing with doors off to bedroom 2, bedroom 4 and second bathroom/wc.

BEDROOM 2:

15' 11'' x 11' 4'' (4.84m x 3.45m)

high ceilings with ceiling coving, 2 large sash windows to front, radiator, period style fireplace. Door accessing recessed storage cupboard with built in hanging rails.

BEDROOM 4:

12' 10'' x 9' 3'' (3.91m x 2.81m)

a westerly facing sash window to rear, period style fireplace, radiator. Door accessing recessed storage cupboard with built in hanging rails.

FAMILY BATHROOM/WC:

8' 10'' x 5' 11'' (2.69m x 1.80m)

white suite comprising claw foot bath with mixer taps and shower attachment, low level wc, pedestal wash basin, tiled floor and part tiled walls, sash window to rear, inset spotlights and chrome effect heated towel rail.

LOWER GROUND FLOOR

There is a staircase leading down into valuable cellar storage space which covers the area beneath the sitting room and entrance hallway. As well as the storage space, there is a wall mounted gas boiler, fuse box and meters for electrics. The basement offers potential to be converted to a utility area or hobby space (subject to any necessary consents).

OUTSIDE

OFF STREET PARKING & FRONT GARDEN:

the property has the rare benefit of a paved parking area to the side of the property providing off street parking for at least 2 cars lengthways. There is a small front courtyard garden with path leading to the front door.

REAR GARDEN:

66' 0'' x 27' 0'' (20.12m x 8.23m)

a lovely sunny garden enjoying much of the days sunshine mainly laid to level lawn with flower borders. At the bottom of the garden there is a brick paved seating area, perfect for barbequing and outdoor entertaining.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:

available exclusively through the sole agents, Richard Harding Estate Agents Limited, tel: .

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