GROUND FLOOR

APPROACH:
a wide driveway entrance opens to a block paved driveway which leads to an obscure glazed upvc door with obscured glazed side panelling and door canopy with outside light. Opening to:-

RECEPTION HALL:
immediately flanked by meter cupboards on both sides and opens to:-

ENTRANCE HALLWAY:
radiator. Doors radiating to all rooms on this floor. Turning staircase rising to first floor landing.

CLOAKROOM/WC:
obscure glazed upvc double glazed window to side elevation with radiator below, close coupled WC, small hand basin with swan neck mixer tap, fixed wall mirror.

SITTING ROOM:  15' 2'' x 14' 2'' (4.62m x 4.31m)
shallow angle bay to front elevation with upvc double glazed window overlooking street scene, radiator, solid stone carved Minster fireplace, built in bookcase.

KITCHEN/DINING ROOM:  24' 0'' x 19' 4'' (7.31m x 5.89m)
an open plan kitchen/breakfast room, measured as one but described separately as follows:-

Kitchen:
upvc double glazed windows to side and rear elevations with splashback tiling, wall mounted boiler, eye and floor level kitchen units, roll edged work surfaces with breakfast bar, stainless steel sink and drainer unit with swan neck mixer tap over. Integrated 4 ring gas hob with electric double oven below and extractor hood with lighting over. Space for free standing fridge/freezer. Further space and plumbing for dishwasher. Wooden flooring, radiator.

Dining Room:
wooden flooring continues, twin upvc double glazed patio doors opening onto rear decking, radiator.

FAMILY ROOM:  13' 0'' x 11' 7'' (3.96m x 3.53m)
open plan with adjacent breakfast room but described separately. Wooden flooring continues, radiator.

UTILITY ROOM/CONSERVATORY:  15' 11'' x 6' 8'' (4.85m x 2.03m)
conservatory-style utility room with obscure double glazed windows on three elevations. Space, plumbing and ventilation for at least two appliances. Power, lighting, radiator.

FIRST FLOOR

LANDING:
rectangular landing with doors to all principal rooms on this level, natural light provided by upvc double glazed window to side elevation, radiator. Doors to:-

BEDROOM 2:  15' 2'' x 12' 1'' (4.62m x 3.68m)
shallow angled bay window to front elevation with upvc double glazed windows and radiator below. Built-in wardrobe with sliding mirrored doors. Internal door accessing:-

En-Suite Shower Room/WC:
obscured upvc double glazed window to front elevation with mains fed heated towel rail, close coupled WC, wall mounted hand basin with mixer tap, mirrored medicine cabinet with splashback tiling below, radiator, shower cubicle with sliding door, mains fed mixer shower and tiled walls. Airing cupboard, extractor fan.

BEDROOM 3:  13' 1'' x 11' 9'' (3.98m x 3.58m)
upvc double glazed window to rear elevation overlooking the garden with radiator below.

BEDROOM 4:  9' 11'' x 8' 10'' (3.02m x 2.69m)
upvc double glazed window to rear elevation overlooking the garden with radiator below.

BATHROOM/WC:
obscured upvc double glazed window to side elevation, vanity unit with worksurface area, hand basin with mixer tap and splashback tiling above, cupboards and drawers, WC with concealed cistern, mains fed heated towel rail, acrylic bath with mixer tap, hand rail, stone effect ceramic tiles, mains fed ‘GROHE’ mixer tap, wall mounted extractor fan.

SECOND FLOOR

LANDING:
turning staircase rising to second floor landing, natural light provided by side dormer upvc window with far-reaching views across Canford Park towards Blaise Castle Estate, radiator, built-in storage shelves. Door opening to:-

BEDROOM 1:  21' 0'' x 14' 6'' (6.40m x 4.42m)
large bedroom occupying the entire top floor. Upvc double glazed windows to rear elevation into large dormer with radiator below. Stainless steel worksurface, wood framed double glazed skylight, twin eaves storage cupboards.

OUTSIDE

FRONT & PARKING:
substantial paved driveway with ample parking for several cars.

REAR GARDEN:  92' 0'' x 38' 0'' (28.02m x 11.57m)
a substantial decking area immediately abuts the property to rear and side, lean to greenhouse to side. Outside power and water butt. Water feature and shed. Stairs from both ends of the decking lead down to:-

Box Garden:
an ornate formal box garden with an array of small trees, roses and shrubs. A well-maintained ornamental garden with further raised beds and herb garden to side.

Lawned garden:
a central pergola with hedge screening separates the two sections of garden. Larger lawned garden which is also well stocked with mature borders featuring, amongst others, a silver birch and two espaliered fruit trees at the rear of the garden screening the vegetable patch. Fruit garden and compost area at the very rear. In a general north-westerly facing direction, but open at all aspects and enjoying the sun throughout the day.

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: E