GROUND FLOOR

APPROACH:

via the front pathway, gated access leads to the front paved courtyard, which in turn leads to the front door. There is an additional entrance door leading to the kitchen.

ENTRANCE HALLWAY:

a welcoming entrance hallway with double glazed door and double glazed window to side allowing plenty of natural light, ceiling light point, understairs storage cupboard, radiator, skirting boards, stairs leading to first floor landing. Doors radiate to sitting room, study/bedroom 4, dining room and downstairs shower room/wc.

SITTING ROOM:

16' 4'' x 13' 0'' (4.97m x 3.96m)

a spacious and light filled room with large patio doors giving access out onto the private courtyard garden, ceiling light point, wall light points, radiator.

KITCHEN:

9' 8'' x 8' 4'' (2.94m x 2.54m)

fitted with a matching range of limed oak wall, base and drawer units with rounded laminate worktop over, tiled surrounds, integrated double oven with electric hob and extractor fan over, dishwasher, fridge, inset 1 ½ bowl sink with drainer unit to one side plus chrome mixer tap over, ceiling light point, double glazed window overlooking the front elevation, double glazed door to side elevation giving access out onto the front courtyard, radiator, tiled flooring. Door leading to:-

DINING ROOM:

11' 11'' x 10' 4'' (3.63m x 3.15m)

central ceiling light point, coving, large patio doors giving access to the front courtyard, ample space for dining room furniture, skirting boards, radiator, door leading to hallway.

STUDY/BEDROOM 4:

13' 2'' x 9' 3'' (4.01m x 2.82m)

ceiling light point, double glazed window overlooking private rear courtyard garden, an array of built-in maple wood cabinetry suitable for home working, radiator, skirting boards.

SHOWER ROOM/WC:

a white shower room suite comprising of low level wc, wash hand basin set on vanity unit, large corner shower with system fed shower over, obscure double glazed window to front elevation, wall light point, wall mounted towel radiator, fully tiled walls, tiled flooring.

FIRST FLOOR

LANDING:

double glazed window to front elevation, ceiling light point, loft access hatch with pull down ladder, airing cupboard housing hot water tank with wooden slatted shelving above, radiator, skirting boards. Doors leading to bedroom 1, bedroom 2, bedroom 3 and family bathroom/wc.

BEDROOM 1:

13' 8'' x 11' 5'' (4.16m x 3.48m)

a double bedroom with double glazed window to rear elevation, ceiling light point, built-in wardrobes with hanging rail and storage shelf above, radiator, skirting boards.

BEDROOM 2:

13' 6'' x 10' 1'' (4.11m x 3.07m)

a double bedroom with ceiling light point, double glazed window to rear elevation. Built-in double depth wardrobe with hanging rail plus storage shelf and cupboards above. Radiator, skirting boards.

BEDROOM 3:

9' 0'' x 8' 10'' (2.74m x 2.69m)

a small double/large single bedroom with large double glazed window overlooking the front elevation, built-in wardrobe with hanging rails, radiator, skirting boards.

FAMILY BATHROOM/WC:

a modern white bathroom suite comprising of low level wc with concealed cistern plus storage cupboards, panelled bath with system fed shower over, wash hand basin set on vanity unit, two wall light points, obscured double glazed window to side elevation, radiator, tile effect vinyl flooring, skirting boards. Door leading to attic storage, which also houses the Worcester condensing boiler.

OUTSIDE

FRONT GARDEN:

there is a section of garden to the left hand side of the driveway which is laid to a variety of flagstone paving, chippings with mature trees and shrubs to the borders. Pathway leads into the front courtyard via a secure front gate, laid to flagstone paving. A very private and tranquil space with outside light.

OFF STREET PARKING:

driveway parking leading up to:-

SINGLE GARAGE:

with electric fob operated up and over door. The garage has electric light and power. Personal side door. To the rear of the garage, it has been arranged as a utility area with plumbing and space for washing machine and tumble dryer. Outside tap.

REAR GARDEN:

attractive courtyard style garden designed for ease of maintenance with a combination of flagstone patio with raised flower borders housing a variety of mature plants and shrubs. Outside tap and light. Pretty boundary stone wall to the rear and timber fencing to the sides. The courtyard offers a great degree of privacy.

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