GROUND FLOOR

APPROACH:

via ornate iron gate on stone pillars along pretty gently curving paviored pathway through front garden and alongside the residence to recessed main front entrance door with overlights and side screens, outside light.

ENTRANCE HALLWAY:

18' 5'' x 6' 2'' (5.61m x 1.88m)

very welcoming hallway with doors leading off to the kitchen, dining room, sitting room and study/reception 3. Steps lead down to the lower ground floor. Ornate ceiling cornicing, attractive stairwell rises to the first floor, period style radiator, stone tiled floor, underfloor heating.

SITTING ROOM:

17' 3'' x 12' 3'' (5.25m x 3.73m)

lovely bright characterful room with bay window to front elevation with 3 large sash windows incorporating working shutters, high ceilings, ornate ceiling cornicing and ceiling rose, picture rail, radiator, exposed wooden flooring. Handsome marble fireplace with cast iron insert, gas flame effect fire and slate hearth.

STUDY/RECEPTION 3:

13' 4'' x 8' 4'' (4.06m x 2.54m)

large sash window to the front elevation complete with working shutters, ornate ceiling cornicing, picture rail, exposed wooden flooring. Marble fireplace with cast iron inset and hearth. Built-in shelving to chimney recesses.

DOWNSTAIRS WC:

continuation of stone tiled flooring, recessed spotlight, low level wc, sink unit set on a floating wooden shelf.

KITCHEN/BREAKFAST ROOM:

18' 7'' x 12' 5'' (5.66m x 3.78m)

stunning room with high ceilings, ornate ceiling cornicing, original ceiling rose, large bay window to the rear elevation comprising 3 sash windows with an open outlook of the rear garden with an attractive window bench seat with additional storage beneath, large opening with glass steel balustrade and steps leading down into the dining room. Kitchen comprises range of wall and base units in walnut with granite working surface and a breakfast bar, glass upstands and kitchen island, stainless steel sink unit and mixer tap, additional stainless steel sink and waste disposal unit, integrated dishwasher, high level Miele oven, 5 ring induction electric hob and a contemporary extractor fan above, 2 kick panel heaters, American style fridge/freezer, underfloor heating. Steps lead down into:

DINING ROOM:

14' 7'' x 8' 4'' (4.44m x 2.54m)

fantastic dining room for entertaining linking in with the kitchen and also with 2 large wooden double glazed doors opening immediately out onto the rear garden, recessed spotlights, continuation of stone floor, underfloor heating.

LOWER GROUND FLOOR

APPROACH:

internally via the entrance hallway with a short staircase down or externally via door from the utility room and rear garden which also has side access through the front of the property thereby allowing independent access to the lower ground floor rooms without necessarily going through the main part of the house (perfect guest suite with living area and shower nearby).

HALLWAY:

doors lead off to the utility, reception 4, bedroom 6 and shower room/wc, further door to understairs cupboard.

RECEPTION ROOM 4:

17' 1'' x 11' 8'' (5.20m x 3.55m)

3 casement windows to the front elevation, radiator, cupboards discreetly housing the fuse box and gas meters.

BEDROOM 6:

13' 0'' x 7' 6'' (3.96m x 2.28m)

casement window to the front elevation and a radiator.

SHOWER ROOM/WC:

6' 8'' x 5' 3'' (2.03m x 1.60m)

a contemporary shower room with low level wc, wall mounted wash hand basin (both Duravit), heated towel rail, tiled floor and walls, shower enclosure with electric shower, extractor fan and inset spotlights.

UTILITY ROOM:

18' 0'' x 10' 6'' (5.48m x 3.20m)

tiled floor, casement windows to the side elevation, bay window to the rear elevation comprising wooden double glazed door leading directly out to the rear garden, radiator, recessed spotlights. Boiler Cupboard with fitted shelving, wall mounted Worcester boiler with pressurised heating system and large hot water tank, space and plumbing for washing machine.

FIRST FLOOR

LANDING:

doors lead off to bedrooms 1, 2, 3 4 and bedroom 5/dressing room.

BEDROOM 1:

14' 4'' x 12' 1'' (4.37m x 3.68m)

a sumptuous master suite, lovely bay window to the front elevation comprising 3 sash windows and with ornamental radiator cover and further storage beneath, exposed wooden flooring. Painted fireplace with cast iron insert and slate hearth. Ornate ceiling cornicing. Doorway into bedroom 5. Door to:-

En Suite Shower Room/wc:

7' 5'' x 4' 1'' (2.26m x 1.24m)

high specification en-suite with Porcelanosa fittings and tiling, wet room style large shower cubicle with mains fed shower and additional hand held shower fitment, heated towel rail, wall mounted wash hand basin, low level wc, extractor fan, recessed spotlights, heated floor and recessed shelf.

BEDROOM 5:

13' 6'' x 8' 9'' (4.11m x 2.66m)

(could be used as a dressing room) 'Jack and Jill' door goes through from the master bedroom into bedroom 5 to allow either a dressing room or could easily be closed to allow for access from the hallway. Currently used as a dressing room with sash window to the front elevation, fitted wardrobes and units, painted fireplace and cast iron insert.

BEDROOM 2:

15' 5'' x 12' 6'' (4.70m x 3.81m)

spacious room with large bay window to the rear elevation comprising 3 sash windows with a nice outlook over the rear garden, ceiling cornicing, painted wooden fireplace with cast iron insert and hearth, radiator, exposed wooden flooring.

BEDROOM 3:

15' 6'' x 8' 11'' (4.72m x 2.72m)

large sash window to the rear elevation with views over the rear garden, pretty fireplace, radiator.

FAMILY BATHROOM/SHOWER/WC:

8' 1'' x 7' 11'' (2.46m x 2.41m)

attractive and contemporary bathroom with Porcelanosa fittings and tiling, wall mounted wash hand basin, low level wc, wet room style shower and shower screen, large double ended bath with mixer tap and hand held shower fitment, 2 obscured sash windows to the side elevation, recessed spotlights, heated floor.

BEDROOM 4:

15' 5'' x 8' 10'' (4.70m x 2.69m)

(currently used as an office) stairs rise up to a charming room with sash window to the rear elevation, double glazed Velux window to the side elevation, exposed flooring, small pretty cast iron fireplace and hearth, radiator, period style exposed wooden storage, access into the loft storage area which has been boarded and has a skylight.

OUTSIDE

GARDENS:

Front:

25' 0'' x 18' 0'' (7.61m x 5.48m)

hardstanding providing off street parking for one vehicle, pathway running to the front entrance door and handy gated access to the rear garden, low boundary wall, attractive box hedgerow and handy storage space for bins.

Rear:

46' 0'' x 26' 0'' (14.01m x 7.92m)

a spacious walled garden intelligently designed with a raised composite deck (and very handy storage underneath) accessing the dining room. Patio accessing the utility room, useful side access to the front of the house, outside tap. The remainder of the garden is laid as lawn with flower and shrub borders.

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: F