GROUND FLOOR

APPROACH:

via attractive timber double gates entering a landscaped block paved driveway affording off-road parking for at least two cars, the driveway leads up to a covered entrance front door to the property.

ENTRANCE HALLWAY:

13' 4'' x 7' 7'' (4.06m x 2.31m)

a bright and welcoming entrance hallway with flooring with underfloor heating and glazed panels to front overlooking the driveway and front garden. Corner cloaks cupboard housing the Vaillant gas central heating boiler. Door leads off to the sitting room and wall opening flows through from the entrance hallway into the sociable kitchen/dining room.

SITTING ROOM:

18' 10'' x 13' 11'' (5.73m x 4.25m)

(front) a beautiful light and airy sitting room with high level double glazed windows to side and double glazed doors to front accessing the private front garden, open fire, built in shelving to alcove, radiators, exposed stripped floorboard and wide wall opening connecting through to:-

DINING ROOM/RECEPTION 2:

14' 4'' x 13' 8'' (4.37m x 4.16m)

a good sized sociable dining space connecting to the living area and the kitchen/dining room providing a brilliant flow to the ground floor accommodation. Open tread staircase rising to the first floor landing, central sliding doors with glazed panels beside and lovely open aspect over the rear garden, which attracts afternoon and evening summer sunshine. Door leads off to a study with adjoining cloakroom/wc.

KITCHEN/DINING ROOM:

19' 6'' x 18' 1'' (5.95m x 5.52m)

a modern fitted kitchen comprising matt white units with granite worktops over, central island with 4-ring gas hob, inset sink and drainer unit, integrated eye level oven/microwave with fridge/freezer beside, plumbing and appliance space for dishwasher, tiled floor with underfloor heating, ample space for dining table and chairs and seating area with sliding double glazed doors leading out onto the landscaped rear garden. Inset spotlights, upright radiator. Door connecting through to dining room/reception 2. Further door off to the utility room and garage.

UTILITY ROOM:

7' 9'' x 4' 0'' (2.36m x 1.22m)

plumbing and appliance space for washing machine with work counter and sink over, glazed window to rear, tiled floor and door leading off to the garage.

STUDY:

9' 5'' x 4' 9'' (2.86m x 1.45m)

brilliant hideaway perfect for an office with dual aspect glazing to front and side, parquet style flooring, radiator. Door accessing cloakroom/wc.

CLOAKROOM/WC:

low level wc with concealed cistern, wash basin with storage cabinet beneath, high level window to side, heated towel rail.

FIRST FLOOR

LANDING:

doors off to all four bedrooms and the family bathroom, galleried study landing area with windows here offering a spectacular landscape view over the rooftops of neighbouring houses behind towards Clifton. Loft hatch accesses a generous loft storage space.

BEDROOM 1:

18' 1'' x 11' 3'' (5.52m x 3.44m)

(rear) fabulous principal bedroom with Juliet balcony with double doors to the rear offering a far reaching cityscape view and outward over the rear garden, contemporary upright radiator and doors leading off to a walk in wardrobe/dressing room and good sized en-suite shower room.

Dressing Room:

9' 2'' x 5' 0'' (2.79m x 1.52m)

walk in wardrobe space with small Velux skylight window and obscured glazed cube windows to front, radiator, inset spotlights and built in shelf.

En-Suite Shower Room:

8' 7'' x 7' 7'' (2.62m x 2.31m)

generous en-suite with walk in wet room style shower, dual headed system fed shower, wc with concealed cistern and counter above, marble sink with storage cabinets beneath, obscured cube windows to front, Velux skylight window, floor with underfloor heating, inset spotlights & extractor fan.

BEDROOM 2:

13' 11'' x 11' 2'' (4.25m x 3.40m)

(front) double bedroom with plenty of space for bedroom furniture, radiators and two double glazed windows to front offering an open outlook over Cotham, the front garden and Cotham Lawn Road towards the Cotham School playing fields opposite.

BEDROOM 3:

13' 1'' x 12' 0'' (4.00m x 3.66m)

(rear) double glazed windows to rear overlooking the rear garden and offering rooftop views, radiator and built in wardrobes.

BEDROOM 4:

13' 11'' x 7' 4'' (4.25m x 2.24m)

(front) double guest bedroom with balcony to front offering the same open outlook at the front over towards Cotham School playing fields & a radiator.

FAMILY BATHROOM/WC:

A good sized family bathroom with a bath & separate shower, sink & wc. Window to rear elevation.

OUTSIDE

OFF-ROAD PARKING, FRONT GARDEN & GARAGE:

Garage: 18' 1'' x 9' 3'' (5.50m x 2.81m)

gated driveway proving off-road parking for at least two cars leading up to the front door of the property, an up and over door providing access to the single garage. Beside the driveway there is a good-sized front garden, tastefully landscaped with wild grasses and planting. Seating area, contemporary slatted fencing and beech hedge to front.

REAR GARDEN:

55' 0'' x 32' 0'' (16.76m x 9.75m)

an incredibly private level rear garden perched high up in Cotham providing an expansive sky, enjoying a south westerly side aspect and therefore attracting much of the afternoon and early evening summer sunshine. Raised composite deck wrapping round rear of property to a paved seating area, to one side there is a handy gated side access through to the front 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: E