GROUND FLOOR

APPROACH:

leading up to the property there is a part glazed main front door leading into the entrance hallway.

ENTRANCE HALLWAY:

10' 0'' x 4' 0'' (3.05m x 1.22m)

inset floor mat, spotlights, radiator, a large wall opening creating connection and borrowed light from the kitchen. There are doors off the hallway to a practical storage cupboard, a ground floor cloakroom/wc and a floor to ceiling door leading through into the lounge/dining room.

LOUNGE/DINING ROOM:

21' 11'' x 15' 3'' (6.69m x 4.66m)

a generous sociable living space with ample space for living and dining furniture, with 2 sets of floor to ceiling sliding doors with a westerly elevation providing plenty of natural light through the living space and view out to the landscaped rear garden. Wood burning stove, wood flooring and open tread staircase with understairs recess as well as a wide wall opening creating a sociable connection through to the kitchen.

KITCHEN:

9' 3'' x 8' 2'' (2.81m x 2.48m)

a tastefully fitted kitchen comprising base level gloss white base units with marble worktop over and inset 1 ½ bowl sink and drainer unit with three windows overlooking the rear garden. Integrated stainless steel NEFF oven with Miele 4-ring gas hob plus splashback and extractor hood over. Further appliance space for fridge/freezer. Overhanging breakfast bar and inset spotlights.

CLOAKROOM/WC:

low level wc, pedestal wash basin, radiator, inset spotlight and small high level window to side elevation.

FIRST FLOOR

LANDING:

a L-shaped landing with natural light provided by the two light tubes flooding natural light through the landing and stairwell, large loft hatch with pull down ladder accessing a generous boarded loft storage space and a radiator. Doors off to all three bedrooms and the family bathroom.

BEDROOM 1:

15' 3'' x 9' 9'' (4.66m x 2.97m)

double bedroom with double glazed windows to rear with an open outlook over the rear garden and roof tops of the garages. Curtain rail concealing excellent built in wardrobes with hanging space and drawers and a radiator.

BEDROOM 2:

11' 7'' x 8' 8'' (3.53m x 2.64m)

double bedroom with double glazed windows offering a similar outlook to bedroom 1, built in bookcase, shelving and a radiator.

BEDROOM 3:

9' 10'' x 8' 8'' (3.00m x 2.63m)

double bedroom with glazed windows offering a similar outlook to the other two bedrooms, built in bookcasing and a radiator.

SHOWER ROOM/WC:

6' 8'' x 6' 3'' (2.03m x 1.91m)

white suite comprising an oversized shower enclosure with system fed shower, low level wc with concealed cistern with built in shelving and cabinet over. Wall mounted wash basin with stone tiled splashback, high level window to side and a contemporary heated towel rail.

OUTSIDE

REAR GARDEN:

36' 0'' x 17' 0'' (10.97m x 5.18m)

a beautiful and incredibly private haven with a westerly orientation providing much of the afternoon sunshine. The garden is tastefully landscaped, mainly laid to paving with raised flower borders containing various plants, shrubs, herbs and climbers. The garden has ample space for outdoor seating and entertaining, a garden tap, a useful side garden gate and the rare advantage of direct access into the garage/utility (most of the houses on this development have garages which are separated from the property.

GARAGE:

17' 0'' x 7' 8'' (5.18m x 2.34m)

a single garage mostly used for storage with an up and over door, plumbing and appliance space for washing machine and dryer with built in worktop and sink, making it the perfect hobby and storage space due to the direct access into the garden.

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