GROUND FLOOR

APPROACH:
from the pavement, main front door opens into:-

ENTRANCE HALLWAY:
high ceilings with original coving, period archway, staircase rising to first floor landing and descending to lower ground floor landing, radiator, engineered oak flooring, doors leading off to drawing room and home office/ reception 3.

DRAWING ROOM: (rear) (16' 9'' into chimney recess x 13' 5'') (5.10m x 4.09m)
an elegant drawing room with high ceilings and original cornicing, large south-westerly facing multipaned sash window to rear with working wooden shutters, period fireplace with gas coal effect fire, wood surround and slate hearth, engineered oak flooring, radiator.

HOME OFFICE/ RECEPTION 3: (13' 1'' into chimney recess x 12' 0'') (3.98m x 3.65m)
Large multipaned sash window to front with working wooden shutters, high ceilings with original coving, engineered oak flooring, built-in bookcases, radiator, door accessing:-

CLOAKROOM/WC: (6' 2'' x 4' 1'') (1.88m x 1.24m)
low level wc with concealed cistern, wash basin built into wooden worktop, built-in cupboard, inset spotlights, extractor fan, oak flooring, mirrored cabinets.

LOWER GROUND FLOOR
Painted wooden staircase descends and opens into the lower ground floor which has an open and sociable feel with a kitchen/breakfast room and connecting wide walkway through to a sitting room.

SITTING ROOM: (front) (16' 8'' into chimney recess x 11' 6'') (5.08m x 3.50m)
a well-proportioned sitting room, painted flooring consistently flows through from the sitting room to the kitchen, inset spotlights, door to front accessing cellar vault and internal cellar bin store, understairs storage, further door accessing utility cupboard (with appliance space for washing machine and dryer). Radiator. The sitting room sweeps around the staircase through to:-

KITCHEN/BREAKFAST ROOM: (15' 2'' max x 12' 3'') (4.62m x 3.73m)
stylish modern kitchen comprising base cupboards with polished concrete worktop, inset sink with Quooker instant hot water tap, space for oven/cooker, integrated dishwasher, filter hood, sash window to rear overlooking rear garden with window seat and working wooden shutters, painted wooden flooring, contemporary upright radiator, glazed door accessing the rear garden.

FIRST FLOOR

LANDING:
staircase continuing up to second floor landing with plenty of natural light provided from the high level skylight window over, doors lead off to bedroom 1 and bedroom 2.

BEDROOM 1: (rear) (16' 9'' into chimney recess x 13' 4'') (5.10m x 4.06m)
a large double bedroom with high ceilings, original cornicing and ceiling rose, floor to ceiling mulipaned sash window to rear with a south-westerly aspect, period style cast iron fireplace with wood surround and mantle, painted floorboards, radiators and door accessing:-

En-Suite Shower Room/WC: (6' 4'' x 3' 8'') (1.93m x 1.12m)
walk-in shower with system fed shower, tiled floor and glass screen, low level wc with concealed cistern, wall mounted wash basin, heated towel rail, tiled walls, extractor fan, inset spotlights.

BEDROOM 2: (front) (16' 9'' into chimney recess x 12' 0'') (5.10m x 3.65m)
high ceilings with original cornicing, attractive period fireplace with original surround and slate hearth, painted floorboards, large multipaned sash window to front enjoying a pleasant outlook towards trees and St John’s Primary School, radiator.

SECOND FLOOR

LANDING
large Velux skylight window providing plenty of natural light to the landing and stairwell, doors leading off to bedroom 3, bedroom 4 and family bathroom/wc.

BEDROOM 3: (rear) (16' 8'' into chimney recess x 13' 5'') (5.08m x 4.09m)
a generous double bedroom with large south-westerly facing multipaned sash window to rear enjoying rooftop views over neighbouring buildings towards Clifton and the Dundry hills in the distance, fireplace, radiator, door accessing:-

En-Suite Shower Room: (6' 5'' x 4' 0'') (1.95m x 1.22m)
white suite comprising corner shower cubicle with system fed shower, low level wc, wash hand basin with tiled splashbacks and cabinet beneath, heated towel rail, inset spotlights, extractor fan, high level Velux window providing natural light.

BEDROOM 4: (front) (12' 2'' x 11' 3'' into chimney recess) (3.71m x 3.43m)
a double bedroom with sash window to front enjoying a similar outlook as bedroom 2, attractive period fireplace, radiator, loft hatch.

FAMILY BATHROOM/WC: (8' 8'' x 5' 1'') (2.64m x 1.55m)
a stylish and bright bathroom comprising a double ended bath with central mixer taps, low level wc with concealed cistern, wall mounted wash basin, Travertine floor and partially tiled walls, high ceilings with inset spotlights and Velux skylight window, heated towel rail.

OUTSIDE

REAR GARDEN: (approx. 25' 0'' x 18' 0'') (7.61m x 5.48m)
landscaped low maintenance south-westerly facing rear garden with level decked seating area closest to the kitchen and gradual steps in block paving lead up to further seating area with raised flower borders, outside tap and light. The garden enjoys a sunny aspect.

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 such as carpets etc. are not included but may be available by separate arrangement.

TENURE:
it is understood that the property is freehold with an annual ground rent of £3. This information should be checked by your legal adviser.

PLEASE NOTE:
1. Anti Money Laundering Regulations: when agreeing a sale of a property we are required to see both proof of identification for all buyers and confirmation of funding arrangements.
2. Energy Performance Certificate: It is unlawful to rent out a property which breaches the requirement for a minimum E rating, unless there is an applicable exemption. The energy performance rating of a property can be upgraded on completion of certain energy efficiency improvements. Please visit the following website for further details:
https://www.gov.uk/government/publications/the-private-rented-property-minimum-standard-landlord-guidance-documents
3. The photographs may have been taken using a wide angle lens.
4. Any services, heating systems, appliances or installations referred to in these particulars have not been tested and no warranty can be given that these are in working order. Whilst we believe these particulars to be correct we would be pleased to check any information of particular importance to you.
5. We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation or give any warranty in relation to the property and we have no authority to do so on behalf of the seller.
6. Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property.
7. Any floor plans provided are not drawn to scale and are produced as an indicative rough guide only to help illustrate and identify the general layout of the property.
8. Any reference to alterations to, or use of, any part of the property is not a statement that any necessary planning, building regulations, listed buildings or other consents have been obtained. These matters must be verified by any intending buyer.
9. Please be aware that firstly, areas of first priority (AFP) for schools do change and, secondly, just because a property is located within an AFP this does not mean schooling is guaranteed for resident children. Please make appropriate enquiries of the local authority to ensure you are fully aware of the exact position prior to exchange of contracts.