APPROACH:
from the pavement, stone gate pillars with wrought iron pedestrian gate opening onto a pathway which gently ascends through the front garden and leading to the front entrance. Solid wood panelled front door with brass door furniture, fanlight and external wall light, opening to:-

RECEPTION HALL:
a most welcoming introduction, having exposed wooden floorboards, tall moulded skirtings, dado rail and simple moulded cornicing. Elegant turning staircase ascending to the first floor with handrail and ornately carved spindles. Victorian style radiator, ornate ceiling rose and light point. Open doorway through to the coat room with base level cupboards and drawers, shelving and further raised height shelving plus ceiling light point. Panelled door with stairs descending to the basement. Open doorway through to an inner hall. Six-panelled stripped pine doors with brass door furniture and moulded architraves, opening to:-

SITTING ROOM: (16' 3'' x 15' 2'' max measurements) (4.95m x 4.62m)
bay window to front elevation comprising three wooden double glazed sash windows enjoying a pleasant outlook over the front garden. Central inset woodburning stove set upon a slate hearth with ornate Carrera marble mantlepiece. Recesses to either side of the chimney breast, tall moulded skirtings, ornate moulded cornicing, ornate ceiling rose with light point, radiator.

DINING ROOM: (16' 6'' x 13' 4'') (5.03m x 4.06m)
tall multi-paned wooden double glazed sash window to the rear elevation. Central period fireplace with cast iron basket, slate hearth and an ornately carved mantlepiece. Recesses to either side of the chimney breast, exposed wooden floorboards, tall moulded skirtings, simple moulded cornicing, ornate ceiling rose with light point, Victorian style radiator. Original Welsh style dresser with cupboards, drawers and shelving. Part stained glass panelled double doors with moulded architraves opening to the inner hall.

INNER HALL:
exposed wooden floorboards, tall moulded skirtings, dado rail, simple moulded cornicing, ceiling light point. Part stained glass multi-paned wooden doors with working shutters overlooking and opening externally to the side garden. Part stained glass multi-paned wooden door opening to:-

KITCHEN/BREAKFAST ROOM: (13' 9'' x 12' 3'') (4.19m x 3.73m)
a stylish kitchen comprehensively fitted with an array of shaker style base and eye level units comprising drawers, cabinets and wine racks. Quartz worktop surfaces with matching upstands, undermount double Belfast style sink with swan neck mixer tap. Large breakfast bar incorporating base level cupboards and drawers with designer multi light feature above. Integral Rangemaster cooker with double oven, warming tray, grill and 6 ring gas hob, with bevel edged splashback tiling, set into chimney breast with wooden mantlepiece and integral inset spotlights. Natural stone flooring, radiator, additional ceiling light point, wall light point. Dual aspect with multi-paned wooden double glazed sash window with working shutters to one side and small opaque window over sink. Wood panelled door opening externally to the side elevation. Panelled door opening to:-

UTILITY/BOOT ROOM: (9' 1'' x 9' 0'') (2.77m x 2.74m)
a pair of multi-paned sash windows overlooking the rear garden. Useful base level storage cupboards. Wall mounted pantry style cupboards with fitted drawers, space for American style fridge/freezer with fitted double opening cupboards above, ceramic tiled flooring, high sloping ceiling with exposed beam, radiator. Four-panelled door opening to:-

CLOAKROOM/LAUNDRY: (8' 5'' x 4' 3'') (2.56m x 1.29m)
low level flush wc, wash hand basin with mixer tap and cupboard below, space and plumbing for washing machine, space for tumble dryer, roll edged marble effect worktop surface, wall mounted double opening multi-paned glazed display cabinets, high sloping ceiling with exposed beam, ceiling light point, extractor fan, ceramic tiled flooring, radiator.

FIRST FLOOR

LANDING:
moulded skirtings, multi-paned wooden double glazed sash window to the side elevation, dado rail, two ceiling light points. Staircase ascending to the second floor with handrail and spindles. Four-panelled stripped pine wooden doors with moulded architraves and brass door furniture, opening to:-

BEDROOM 1: (17' 1'' x 13' 5'') (5.20m x 4.09m)
multi-paned sash window to the rear elevation with window seat incorporating storage cupboard. Raised height internal multi-paned window through to the inner hall. Period fireplace with cast iron grate and an ornately carved mantlepiece. Recesses to either side of the chimney breast, Victorian style radiator, ceiling light point. Built-in wardrobe with ample hanging rail space and ceiling light point. Double doors opening to:-

En-Suite Shower Room/WC: (10' 0'' x 4' 2'') (3.05m x 1.27m)
low level dual flush wc with concealed cistern. Wash stand with his and hers undermount circular wash hand basins with built-in mixer taps over plus drawers below and splashback tiling. Built-in shower cubicle with marble tiled surround, folding glass door, built-in shower unit, handheld shower attachment and an overhead circular shower. Tiled flooring, heated towel rail/radiator, two wall light points, inset ceiling downlights, extractor fan.

BEDROOM 2: (15' 0'' x 12' 10'') (4.57m x 3.91m)
tall multi-paned wooden double glazed window to the front elevation. Period fireplace with cast iron surround, ornately carved mantlepiece and slate hearth. Recesses to either side of the chimney breast with both having double opening built-in wardrobes. Radiator, simple moulded cornicing, ceiling light point, additional built-in wardrobe with ample hanging rail space.

BEDROOM 3: (14' 10'' x 13' 0'') (4.52m x 3.96m)
dual aspect with multi-paned wooden double glazed sash windows to the side and rear elevations. Period fireplace with cast iron basket, slate hearth and an ornately carved stone mantlepiece. Recesses to either side of the chimney breast, radiator, ceiling light point. Built-in wardrobe with shelving, hanging rail and ceiling light point. Airing Cupboard housing wall mounted Valliant gas fired boiler plus hot water cylinder and pressurised tank.

FAMILY BATHROOM/WC: (8' 4'' x 6' 7'') (2.54m x 2.01m)
freestanding roll top bath on claw feet with mixer tap and telephone style shower attachment. Low level dual flush wc. Pedestal wash hand basin with towel rail. Tiled walls to dado rail, sash windows to either side, heated towel rail/radiator, two wall light points, recessed shelving.

SECOND FLOOR

LANDING:
enjoying natural light via Velux window with fitted blind, ceiling light points. Stripped pine four-panelled doors with moulded architraves, opening to:-

BEDROOM 4: (13' 0'' x 11' 2'') (3.96m x 3.40m)
part restricted head height with two Velux windows having fitted blinds, eaves storage cupboards, fitted shelving, radiator, a pair of ornate stained glass arched internal windows through to the stairwell.

BEDROOM 5: (11' 2'' x 7' 7'') (3.40m x 2.31m)
part restricted head height with Velux window to the side elevation having fitted blind, eaves storage cupboards, radiator, internal multi-paned window through to the stairwell.

BASEMENT

CELLAR: (12' 10'' x 11' 9'' with 5'10/1.78m ceiling height) (3.91m x 3.58m)
light and power connected, gas meter and electric circuit board.

OUTSIDE

FRONT GARDEN: (40' 0'' x 40' 0'') (12.18m x 12.18m)
set back and slightly elevated from the road and discreetly situated by a combination of wrought iron railings and timber fencing. Shaped section of lawn with pathway leading to front door and side gate. Deep shrub borders featuring an array of flowering plants, mature shrubs and specimen trees. Wrought iron pedestrian gate opening to:-

SIDE GARDEN: (47' 0'' x 16' 0'') (14.31m x 4.87m)
designed for ease of maintenance with brick paved flooring and ample space for garden furniture, potted plants and barbecuing etc. Wooden archway with an established red flowering climbing rose. Deep shrub borders featuring an array of flowering plants and mature shrubs plus specimen trees. Trellised walkway with established climbing clematis and jasmine having pedestrian door opening to the side.

REAR GARDEN: (40' 0'' x 16' 0'') (12.18m x 4.87m)
again designed for ease of maintenance and brick paved, with deep shrub borders and side return with door to the utility/boot room. Door to:-

DETACHED SINGLE GARAGE: (16' 3'' x 8' 10'') (4.95m x 2.69m)
remote electronically operated up and over door, light and power connected, personal door to rear.

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