GROUND FLOOR

APPROACH:
via a pathway leading beside a tastefully landscaped front garden to the main front door to the house.

ENTRANCE VESTIBULE:
high ceilings with original ceiling cornicing, useful shelving and coat hooks, inset floormat. Part glazed period door leading through into:-

ENTRANCE HALLWAY:
wonderful high ceilings with original ceiling cornicing, staircase rising to first floor, original tessellated tiled floor, radiator with decorative radiator cover, door accessing a generous understairs storage cupboard. Further doors leading off to sitting room, reception 2/family room and kitchen/dining room.

SITTING ROOM:  16' 3'' x 13' 9'' (4.95m x 4.19m)
a good sized bay fronted sitting room, high ceilings with original cornicing and picture rail. Central ceiling rose, cast iron period fireplace with marble surround and slate hearth, radiator, four sash windows to front.

RECEPTION 2/FAMILY ROOM:  13' 7'' x 11' 5'' (4.14m x 3.48m)
a useful second reception room, period fireplace, natural light provided by window to side, high ceilings with original ceiling cornicing and picture rail. Wide wall opening creating a sociable connection through to:-

KITCHEN/DINING SPACE:  18' 5'' x 17' 10'' (5.61m x 5.43m)
a good sized sociable L shaped kitchen/dining space, measured and described separately as follows:-

Dining Area:  8' 5'' x 7' 9'' (2.56m x 2.36m)
space for dining table and chair with Velux skylight window over and bi-folding doors providing a seamless connection out onto the rear garden. Radiator.

Kitchen:  17' 10'' x 10' 0'' (5.43m x 3.05m)
with modern fitted kitchen comprising gloss white units with worktop over and inset stainless steel sink. Integrated appliances including double eye level ovens, 5 ring gas hob with built-in chimney hood over, microwave and tall larder fridge. Plumbing for dishwasher, overhanging breakfast bar providing seating, Doorway through to:-

UTILITY AREA:
plumbing and appliance space for washing machine and freezer, built-in gloss white wall units and worksurface, wall mounted Worcester gas central heating boiler, radiator, part glazed door to rear accessing the rear garden. Further door accessing:-

CLOAKROOM/WC:
low level wc, wall mounted wash basin with tiled splashbacks, radiator, double glazed window to rear.

FIRST FLOOR

LANDING:
a split landing with staircase continuing up to the second floor. Doors off the front landing to bedrooms 1 and 2, and off the rear to bedroom 3 and the family bathroom. Loft hatch, built-in storage cupboard.

BEDROOM 1:  19' 1'' x 16' 3'' (5.81m x 4.95m)
a large principal double bedroom with wide bay to front comprising four period sash windows. High ceilings with original ceiling cornicing and picture rail, radiator. Door accessing:-

En-Suite Shower Room/WC:
white suite comprising oversized shower enclosure with system fed shower, low level wc with concealed cistern, wash basin, inset spotlights, extractor fan, ceiling coving, picture rail, radiator, tiled floor, part tiled walls, sash window to front.

BEDROOM 2:  13' 6'' x 11' 4'' (4.11m x 3.45m)
a double bedroom with high ceilings, large double glazed window to rear offering lovely cityscape views over the rear garden and rooftops of neighbouring buildings towards the Bath hills in the distance.

BEDROOM 3:  11' 5'' x 10' 1'' (3.48m x 3.07m)
a double bedroom with an attractive period fireplace, built-in original cupboard to chimney recess with floating shelving over. Double glazed window to rear, offering a similar outlook as bedroom 2. Radiator.

FAMILY BATHROOM/WC:
white suite comprising double ended bath with system fed shower over and folding glass shower screen, low level wc, wash hand basin with storage drawers beneath, part tiled walls, inset spotlights, extractor fan, heated towel rail, double glazed windows to side.

SECOND FLOOR

LANDING:
Velux skylight window to rear providing plenty of natural light through the landing and stairwell, useful Airing/Storage Cupboard. Doors off to bedrooms 4 and 5.

BEDROOM 4:  17' 2'' x 13' 1'' (5.23m x 3.98m)
a large double bedroom spanning the width of the house with a dormer and double glazed windows to front overlooking rooftops of the surrounding area towards the trees in St Andrews Park. Original cast iron fireplace, radiator.

BEDROOM 5:  13' 9'' x 9' 9'' (4.19m x 2.97m)
a double bedroom with dormer and double glazed window to rear offering a breathtaking cityscape panoramic view over central Bristol with the Bath hills in the distance. Built-in storage cupboards, further eaves storage space, radiator.

OUTSIDE

FRONT GARDEN:
tastefully landscaped front garden mainly laid to sandstone tiles with flower border, original Victorian boundary wall, space for bicycle storage shed, incredibly handy gated side access through to the rear garden.

REAR GARDEN:  42' 0'' x 23' 0'' (12.79m x 7.01m)
a level landscaped rear garden with generous paved seating area closest to the kitchen/dining space, incredibly handy gated side access, artificial lawn section framed with landscaped raised planters containing various plants and shrubs, further well stocked flower borders and an outside tap.

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