GROUND FLOOR

APPROACH:
via pathway leading through the courtyard front garden to the main front door of the house.

ENTRANCE VESTIBULE:
high ceilings with ceiling cornicing, wood laminated flooring with inset floor mat and part glazed door through to the entrance hall.

ENTRANCE HALLWAY:
staircase rising to first floor landing with generous understairs storage cupboard, radiator, telephone point, wood laminated flooring, wall mounted thermostat for the central heating and doors leading off to the sitting room (currently used as a double bedroom), reception 2/family room.

SITTING ROOM: (front) 13' 9'' max into bay window x 12' 10'' max into chimney recess (4.19m x 3.91m)
bay window to front comprising double glazed windows, high ceiling with ceiling cornicing and original central ceiling rose, an attractive period fireplace, dado rail, radiator and door opening through to a recessed wardrobe.

RECEPTON 2/FAMILY ROOM: (rear) 16' 8'' x 10' 2'' (5.08m x 3.10m)
a good sized sitting room spanning the width of the house with high ceilings, double glazed window to rear, an attractive fireplace, a door accessing a recessed storage cupboard, radiator and door through to:

KITCHEN/BREAKFAST ROOM: 13' 8'' x 7' 0'' (4.16m x 2.13m)
a modern fitted kitchen comprising base and eye level gloss kitchen units with granite worktop over, breakfast bar area, inset stainless steel sink and drainer unit, integrated electric oven with 4 ring gas hob and extractor fan, appliance space for fridges, slimline dishwasher and washing machine. Wall mounted Vaillant gas central heating boiler, inset spotlights, dual aspect double glazed windows to rear and side and part glazed door opening to the rear garden.

FIRST FLOOR

LANDING:
staircase rising up to the second floor and doors off to bedroom 1, bedroom 2 and cloakroom/wc.

BEDROOM 1: 16' 5'' max into chimney recess x 11' 6'' (5.00m x 3.50m)
a double bedroom spanning the width of the house with high ceilings, ceiling coving, central ceiling rose, double glazed windows to front, radiator, pedestal wash basin and recessed shower enclosure.

CLOAKROOM/WC:
low level wc, wash hand basin and double glazed window to rear.

BEDROOM 2: (rear) 10' 6'' max into chimney recess x 10' 4'' (3.20m x 3.15m)
a double bedroom with double glazed window to rear, high ceilings with ceiling coving, attractive period fireplace, pedestal wash basin and recessed shower enclosure with electric shower.

SECOND FLOOR

LANDING:
Velux skylight window providing plenty of natural light through the landing and stairwell, high level built in cupboard with the electrics and meter for the solar panels, doors off to bedroom 3, bedroom 4 and bathroom/wc.

BEDROOM 3: (front) 16' 6'' max into recess x 15' 2'' (5.03m x 4.62m)
a double bedroom with double glazed windows to front, loft hatches and a radiator.

BEDROOM 4: (rear) 10' 5'' max into recess x 10' 4'' (3.17m x 3.15m)
double glazed window to rear, recessed walk in wardrobe, radiator and door accessing a shower room with shower enclosure with electric shower and small corner wash basin.

BATHROOM/WC:
panelled bath, low level wc, wash basin, double glazed window to rear, inset spotlights and a radiator.

N.B.
There are solar panels on the roof which were installed in 2011 and significantly reduced the running costs of the property.

OUTSIDE

RERA GARDEN: approx 29' 0'' max into side return courtyard x 17' 5'' reducing to 7'7" (8.83m x 5.30m)
an L shaped courtyard level garden mainly laid to paving with raised flower borders.

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.