GROUND FLOOR

APPROACH:
via tarmac driveway, a paved path leads over front garden and up to the front door with pillared storm porch and side panels. Opens to:-

ENTRANCE HALL:
: a welcoming and spacious reception hall with inlaid entrance mat, two ceiling light points, coving, two radiators, understairs storage cupboard, wood effect flooring, moulded skirting boards. Staircase ascends to galleried landing. Doors radiate to:-

STUDY: (12' 3'' x 6' 11'') (3.73m x 2.11m)
two double glazed windows to front elevation, ceiling light point, radiator, wood effect flooring, moulded skirting boards. Master phone point. Broadband fibre point.

SITTING ROOM: (18' 1'' x 12' 3'') (5.51m x 3.73m)
two ceiling light points, coving, gas feature fireplace with granite hearth and wooden mantel, two radiators, double glazed window to side elevation, double glazed French doors with double glazed windows to either side leading out to the rear garden, moulded skirting boards.

KITCHEN/DINING/FAMILY ROOM: (22' 2'' x 17' 4'') (6.75m x 5.28m)
a wonderful, sociable space with a fitted kitchen comprising an array of wall, base and drawer units with roll edged worktop over and inset 1½ bowl sink and drainer unit. Integrated appliances include waist-height double oven, 4 ring gas hob with extractor hood over, fridge, freezer and dishwasher. Tiled splashbacks, radiator, tiled flooring, ceiling light points, ample space for dining furniture and sofas, double glazed windows overlooking the rear garden plus French doors providing access out onto the patio. Further door opening to:-

UTILITY ROOM: (7' 9'' x 5' 10'') (2.36m x 1.78m)
wall mounted boiler, an array of fitted wall and base units with roll edged worktop over and inset stainless steel sink and drainer unit. Space for fridge, plumbing for washing machine. Ceiling light point, extractor fan, radiator, door leading out onto side pathway.

DINING ROOM: (14' 8'' x 9' 4'') (4.47m x 2.84m)
two double glazed windows overlooking the front elevation, ceiling light point, coving, radiator, wood effect flooring, moulded skirting boards.

CLOAKROOM/WC:
white suite comprising low level wc, wash handbasin with tiled splashback, ceiling light point, obscured double glazed window to side elevation, radiator, tiled flooring, moulded skirting boards.

FIRST FLOOR

LANDING:
a spacious galleried landing with two ceiling light points, loft access hatch, moulded skirting boards, airing cupboard housing hot water tank with slatted wooden shelving above. Doors radiate to:-

BEDROOM 1: (15' 2'' x 14' 8'') (4.62m x 4.47m)
large double bedroom with an array of fitted wardrobes, two double glazed windows overlooking the front elevation, radiator, skirting boards. Door accessing:-

En-Suite Shower Room:
white suite comprising low level wc, large wash handbasin set on vanity unit with storage beneath, double shower enclosure, tiled surrounds, ceiling light point, extractor fan, obscure double glazed window to side elevation, shaver socket, radiator, tile effect flooring, moulded skirting boards.

BEDROOM 2: (12' 2'' x 9' 10'') (3.71m x 2.99m)
double bedroom with built-in wardrobe, double glazed windows overlooking the rear elevation, ceiling light point, radiator and moulded skirting boards. Door leading to:-

En-Suite Shower Room
white suite comprising low level wc, pedestal wash handbasin, shower enclosure with electric shower over, ceiling light point, extractor fan, wall light point, obscure double glazed window to rear elevation, tiled surrounds, radiator, tile effect flooring, moulded skirting boards.

BEDROOM 3: (14' 8'' x 10' 0'') (4.47m x 3.05m)
double bedroom with built-in wardrobe, ceiling light point, two double glazed windows overlooking the front elevation, radiator, moulded skirting boards.

BEDROOM 4: (11' 10'' x 10' 6'') (3.60m x 3.20m)
double bedroom with built-in wardrobes, double glazed windows to the rear elevation overlooking the rear garden, ceiling light point, radiator, moulded skirting boards.

BEDROOM 5: (10' 0'' x 9' 10'') (3.05m x 2.99m)
double bedroom with built-in wardrobe, double glazed window overlooking the front elevation, ceiling light point, radiator, moulded skirting boards. Separate phone line point making ideal potential office.

BATHROOM/WC:
white suite comprising low level wc, wash handbasin set on vanity unit, single shower enclosure with electric shower over, panelled bath, tiled surrounds, ceiling light point, extractor fan, obscure double glazed window to rear elevation, radiator, vinyl flooring, skirting boards.

OUTSIDE

FRONT GARDEN & PARKING:
mainly laid to lawn with pathway leading to the front entrance door, gated side access. Driveway providing parking for four vehicles and leading up to the detached double garage.

DOUBLE GARAGE:
two up and over doors, side pedestrian access door, power and light.

REAR GARDEN:
a pretty rear garden which has two paved patio areas accessed immediately from the property, level lawn, seating area, a mixture of mature trees, shrubs and plants to the borders and enclosed by wooden fencing. Gated side access.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents, tel: 0117 946 6690.

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