GROUND FLOOR

APPROACH:
via a sloped driveway providing off road parking for one family sized car, with a lawned front garden beside and pathway down to the double glazed double doors entering the property.

ENTRANCE VESTIBULE: 6' 10'' x 3' 0'' (2.08m x 0.91m)
a useful space for shoes and coats with a tiled floor and low level gas meter. Part glazed door leading through into:-

ENTRANCE HALLWAY: 16' 4'' x 7' 0'' inclusive of staircaes (4.97m x 2.13m)
a wide welcoming entrance hallway with staircase rising to first floor landing, with useful understairs storage cupboard. Contemporary anthracite grey radiator, herringbone Amtico flooring. Oak doors leading off to the sitting room, extended kitchen/dining/family room, reception 3/home office and ground floor cloakroom/wc.

SITTING ROOM: 18' 2'' max into bay x 16' 4'' max into chimney recess (5.53m x 4.97m)
a larger than average bay fronted sitting room with box bay to front comprising double glazed windows overlooking the front garden, feature chimney recess with wood burning stove, radiator, exposed stripped floorboards.

EXTENDED KITCHEN/DINING/FAMILY ROOM: 20' 4'' x 13' 0'' + 14'10" x 12'3" (6.19m x 3.96m/4.52m x 3.74m)
a spectacular extended kitchen/dining/living space, providing a sociable hub of the house with a contemporary fitted kitchen which match grey handle-less units with Corian worktop over and moulded inset sink, large central island with overhanging breakfast bar providing seating and built-in storage, wine fridge, pan drawers and inset induction hob with surface mounted retractable extraction. Further appliances include three eye level Neff ovens, integrated wine fridge and heated plate drawer. Plumbing and appliance space for large American style fridge/freezer. Superb large rooflight lantern windows and three bi-folding doors to rear provide an abundance of natural light to the kitchen/dining space and wonderful views to rear overlooking the garden and rooftops of the surrounding area. Inset speakers and spotlights. Staircase descends from the kitchen/dining area to the lower ground floor reception 2/games room. Door through to utility room and wide wall opening to:-

Living/Dining Area:
feature chimney recess with wood burning stove, tiled flooring, contemporary radiator.

UTILITY ROOM: 16' 2'' x 6' 8'' max (4.92m x 2.03m)
a generous utility area with ample built-in storage cupboards of the same specification as the kitchen with Corian worktop and inset moulded sink over. Appliance spaces for washing machine, dryer and dishwasher. Tiled flooring, contemporary upright radiator, Velux skylight window, inset spotlights, double doors connecting to the large L shaped decked terrace, wrapping round the kitchen/dining space. Further oak door connects back through to reception 3/home office.

RECEPTION 3/HOME OFFICE: 21' 6'' x 7' 8'' (6.55m x 2.34m)
an incredibly useful space (formerly a single garage) which would be perfect for a home office, children’s play room, gym, hobby space etc. Double glazed windows to front, further Velux skylight window, radiator and wood effect flooring.

RECEPTION 2/GARDEN ROOM: 20' 8'' max into recess x 20' 6'' (6.29m x 6.24m)
(located on teh lower ground floor) an impressive large garden room, perfect for entertaining and living space with three large bi-folding doors to rear providing a seamless access out onto the rear garden. Radiators, inset spotlights, tiled flooring.

CLOAKROOM/WC:
low level wc, wash hand basin with storage cupboard beneath, contemporary radiator, inset spotlights, extractor fan, herringbone Amtico flooring.

FIRST FLOOR

LANDING:
double glazed window to side providing plenty of natural light through the landing and stairwell. Doors off to bedroom 2, bedroom 3, bedroom 4, family bathroom/wc and a useful recessed storage cupboard. The staircase continues up to the second floor landing.

BEDROOM 2: (front) 18' 2'' max into bay x 19' 6'' max into recess (5.53m x 5.94m)
a good sized double bedroom with box bay to front comprising double glazed windows, contemporary radiator.

BEDROOM 3: 14' 11'' x 13' 9'' max into chimney recess (4.54m x 4.19m)
a generous double bedroom with built-in wardrobes, high ceilings with picture rail, radiator, double glazed windows to rear offering an incredible far reaching view over rooftops of the surrounding area.

BEDROOM 4: (front) 10' 0'' x 8' 8'' (3.05m x 2.64m)
a smaller double bedroom with double glazed window to front, radiator, door accessing a generous recessed storage cupboard.

BATHROOM/WC:
white suite comprising panelled bath with system fed shower over, low level wc and pedestal wash hand basin. Double glazed window to rear, part tiled walls, heated towel rail.

SECOND FLOOR

LANDING:
Velux skylight window throws plenty of natural light through the landing and stairwell. Door accesses the spectacular principal bedroom.

BEDROOM 1: 24' 0'' x 18' 7'' (7.31m x 5.66m)
an incredibly impressive loft converted double bedroom providing much more space than expected with two large Velux skylight windows to front and double doors and Juliet balcony to rear offering a truly breathtaking panoramic view over Westbury on Trym towards the trees in Henbury Golf Club and Blaise Castle Estate. There are low level doors accessing eaves storage space, contemporary upright radiator. Double doors accessing the boiler cupboard, housing the boiler, pressurised hot water tank and fuse box for electrics. Inset spotlights, inset speakers and air conditioning. Further door accesses:-

En-Suite Bath/Shower Room/wc: 8' 6'' x 7' 5'' (2.59m x 2.26m)
a large en-suite with an oversized walk-in shower area with Aqualisa remotely operated shower and recessed alcove shelf, freestanding oval double ended bath with wall mounted mixer taps and shower attachment, low level wc, wash hand basin with storage drawers beneath, contemporary upright radiator, electronic blinds, large picture window to rear offering a similar breathtaking view as the bedroom.

OUTSIDE

OFF ROAD PARKING & FRONT GARDEN:
the front of the property has a driveway providing off road parking for one car with a lawned garden beside and shrubs providing privacy.

REAR GARDEN: approx 75' 0'' x 32' 0'' (22.84m x 9.75m)
(plus additional large raised L shaped decked terrasce) incredible rear garden elevated above other properties with an interrupted sky giving a real sense of light and space with the westerly sun setting towards the side of the garden affording plenty of afternoon and early evening summer sunshine. Generous porcelain paved terrace leading onto a gently sloped lawned garden with fenced boundaries, garden shed, outdoor power socket, outdoor tap, recessed garden store running beneath some of the decked terrace. Steps leading up to the L shaped decked terrace which is laid to grey composite decking and wraps around the rear and side of the property with glass balcony and spectacular views providing a perfect outdoor space for an evening drink and entertaining.

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