GROUND FLOOR

APPROACH:

via pathway leading beside front garden and steps leading up to the front door.

ENTRANCE HALLWAY:

high ceilings with original cornicing and archway, the hallway opens up to a central staircase rising to the first floor landing and descending to the lower ground floor, doors lead off to the sitting room and reception 2. Radiator.

SITTING ROOM:

(rear) 15' 10'' into chimney recess x 11' 8'' (4.82m x 3.55m)

large sitting room spanning the entire width of the building with high ceilings, original cornicing and ceiling rose, three large feature sash windows to rear flooding the room with natural light, exposed floorboards, fireplace, radiator, built-in shelving to chimney recess. Door accessing generous recessed storage cupboard.

RECEPTION 2/BEDROOM 5:

(front) 15' 3'' into bay x 12' 1'' into chimney recess (4.64m x 3.68m)

wide bay to front comprising three floor to ceiling sash windows, high ceilings with original cornicing and ceiling rose. Beautiful period cast iron fireplace with white marble surround, hearth. Radiator. Door accessing recessed storage cupboard.

FIRST FLOOR

LANDING:

staircase rising to the second floor landing, radiator. Doors off to bedroom 1, large family bathroom/wc, (originally a bedroom) and separate shower room/wc.

BEDROOM 1:

(front) 16' 0'' into chimney recess x 11' 4'' (4.87m x 3.45m)

two large sash windows to front, A beautiful period cast iron fireplace with inset tiles and hearth. Fitted cupboard, picture rail and radiator.

BATHROOM/WC:

11' 8'' x 9' 9'' into chimney recess (3.55m x 2.97m)

a generously proportioned bathroom (originally a bedroom) with claw foot roll top period style bath with mixer taps and shower attachment, wc with high level cistern, wash hand basin, part tiled walls, large sash window to rear, radiator, period cast iron fireplace. Door accessing recessed wardrobe.

SHOWER ROOM/WC:

8' 1'' x 5' 10'' (2.46m x 1.78m)

white suite comprising shower enclosure with system fed shower, low level wc, pedestal wash basin, part tiled walls, beautiful period arched stained glass window to rear, inset spotlights and heated towel rail.

SECOND FLOOR

LANDING

Velux skylight window providing natural light through landing and stairwell, doors off to bedroom 3 and bedroom 4.

BEDROOM 2:

14' 1'' max taken below sloped ceiling x 11' 8'' (4.29m x 3.55m)

double bedroom with sash window to front, pretty period fireplace, radiator. Door accessing recessed storage space.

BEDROOM 3:

16' 1'' max into chimney recess/below sloped ceilings x 11' 10'' (4.90m x 3.60m)

(rear) sash window to rear offering a wonderful view over rooftops of the surrounding area, exposed floorboards, radiator. Door accessing recessed storage space.

LOWER GROUND FLOOR

The staircase descends into the lower ground floor and directly into the kitchen/breakfast room.

KITCHEN/BREAKFAST ROOM:

17' 3'' max incl. of staircase x 15' 3'' into chimney recess (5.25m x 4.64m)

a homely and sociable kitchen/breakfast room with a range of base level hand built kitchen units with wood block worktop over and inset ceramic 1½ bowl sink and drainer unit, ample space for breakfast table, useful understairs storage cupboards, plumbing and appliance space for washing machine, dishwasher, cooker and fridge/freezer, built-in corner cupboard housing Vaillant gas combination boiler. Door accessing bedroom 4/reception 3, large sash window to rear and part glazed door to rear accessing the rear garden.

BEDROOM 4/RECEPTION 3:

(front) 15' 5'' x 11' 5'' (4.70m x 3.48m)

generous double bedroom or reception room depending on one's requirements with a large sash window to front and door to front providing an independent access from the front of the property and if one wanted to use the room for a lodger etc. Radiator, inset spotlights and door accessing recessed storage space.

OUTSIDE

FRONT GARDEN:

small front garden with low level boundary wall to front, steps lead up to the main front door and descend to the lower ground floor independent entrance.

REAR GARDEN:

approx. 25' 0'' x 17' 0'' (7.61m x 5.18m)

landscaped rear garden mainly laid to paving providing a pleasant outdoor seating area with flower borders surrounding containing various shrubs and trees.

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: D