GROUND FLOOR

APPROACH:
from the pavement, proceed through the wrought iron gate up the front garden path into the open-fronted porch where the front entrance door can be found immediately in front of you and opens to:-

ENTRANCE VESTIBULE:
ceiling light point, tiled flooring, door leading to:-

ENTRANCE HALLWAY:
ceiling light point, coving, understairs storage cupboard, radiator, wood parquet flooring, staircase ascending to the first floor landing. Doors lead to:-

SITTING ROOM: 19' 4'' x 12' 1'' (5.89m x 3.68m)
large double glazed window overlooking the front garden, ceiling light point, large bay to front elevation, feature fireplace with tiled surround, curved arched recesses to either side of chimney breast, ceiling light point, radiator, coving, skirting boards.

KITCHEN/BREAKFAST ROOM: 19' 1'' x 8' 2'' (5.81m x 2.49m)
fitted with an array of matching wall, base and drawer units with round edged laminate worktop over, stainless steel sink with drainer unit and mixer tap, tiled surrounds, 4 ring gas hob with extractor fan, waist-height double oven, space for washing machine and fridge/freezer. Two ceiling light points, radiator, tile effect vinyl flooring, skirting boards, double glazed window to rear elevation, window to side elevation. Space for breakfast table and chairs.

DINING ROOM: 14' 1'' x 11' 10'' (4.29m x 3.60m)
feature fireplace with tiled surround, ceiling light point, feature curved arches to either side of chimney breast, radiator, skirting boards, double glazed French doors with windows to either side overlooking the private rear courtyard.

CLOAKROOM/WC:
low level wc, corner wall mounted wash hand basin, window to side elevation, ceiling light point, wooden parquet flooring, skirting boards.

FIRST FLOOR

LANDING:
ceiling light point, loft access hatch, window to side elevation, large built-in airing cupboard housing Worcester combi boiler, ceiling light point, wooden flooring. Additional storage cupboard with fitted shelving. Doors radiate to:-

BEDROOM 1: 16' 0'' x 12' 1'' (4.87m x 3.68m)
large double bedroom with double glazed windows overlooking the front elevation, ceiling light point, coving, radiator, skirting boards.

BEDROOM 2: 13' 11'' x 10' 10'' (4.24m x 3.30m)
a double bedroom with ceiling light point, coving, radiator, skirting boards, large double glazed window overlooking the rear elevation.

BEDROOM 3: 10' 5'' x 7' 0'' (3.17m x 2.13m)
ceiling light point, double glazed window overlooking the front elevation, radiator, skirting boards.

BATHROOM/WC:
comprising low level wc, panelled bath with system fed shower over and glass shower screen, wash hand basin set on vanity unit, inset ceiling downlights, tiled walls, obscure glazed window to rear elevation, radiator, skirting boards.

OUTSIDE

FRONT GARDEN:
level lawn with mature trees, shrubs and plants to borders, enclosed by low stone walls and wrought iron gate. There is a side access path leading to the private rear courtyard.

REAR COURTYARD GARDEN:
a low maintenance rear courtyard comprising a small patio area closest to the house, hardstanding area which could be used as parking, small level lawned section to side with a variety of plants and shrubs to borders, outside water tap. Partially enclosed by wooden feather-edged fencing and stone wall boundary.

GARAGE: 17' 3'' x 9' 5'' (5.25m x 2.87m)
two single garages to the rear of the property with up and over doors.

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 AUTHOIRTY INFORMATION:
Bristol City Council. Council Tax Band: F