GROUND FLOOR

APPROACH:
via a tastefully landscaped driveway providing off-street parking yet retaining a front garden beside. The driveway leads up the left hand side of the property, where you will find the main entrance door to the house and a further door accessing an incredibly useful utility room/bike store which in turn connects through to the rear garden.

ENTRANCE VESTIBULE:
high ceilings with ornate ceiling cornicing, picture rail, dado rail, original tessellated tiled floor and attractive stained glass panels to the side and over the main front door. Further part stained glass door opens through to:-

ENTRANCE HALLWAY:
a welcoming central entrance hallway with original staircase rising to the first floor landing, high ceilings with ceiling coving and picture rail, wood flooring, radiator and doors off to:-

SITTING ROOM:  17' 5'' x 14' 9'' (5.30m x 4.49m)
good sized sitting room with wide bay to front comprising double glazed timber framed sash windows with original stained glass panels over. High ceilings with ceiling coving, decorative ceiling mouldings, picture rail, attractive period fireplace with inset tiles, radiators, and door connecting through to:-

STUDY/RECEPTION ROOM 3:  14' 7'' x 8' 10'' (4.44m x 2.69m)
useful third reception room perfect for children’s playroom, music room or home office. With high ceilings, ceiling coving, inset spotlights, picture rail, two double glazed sash windows to front elevation, period fireplace, radiator, dado rail, engineered wooden flooring.

DINING ROOM/FAMILY ROOM:  14' 7'' x 8' 10'' (4.44m x 2.69m)
a wonderful, large family reception room spanning the width of the house (likely 2 rooms in original layout) with a south-westerly orientation and large glazed double doors providing a seamless connection through to the rear garden, as well as affording the room with plenty of natural light. There is a period fire surround with inset wood burning stove, built-in book shelving to chimney recesses, further period fireplace with built-in storage cabinets to chimney recesses, engineered wood flooring, high ceilings with ceiling coving and inset ceiling spotlights and part glazed door accesses the utility room/bike garden store. Further glazed door providing a sociable connection through to the:-

KITCHEN/BREAKFAST ROOM:  22' 0'' x 10' 11'' (6.70m x 3.32m)
sociable, extended space featuring a modern kitchen comprising base and eye level units with wood block worktop over and inset ceramic sink and drainer unit. Integrated appliances include eye level Neff ovens and AEG induction hob with extraction over. Further plumbing and appliance space for dishwasher and fridge freezer. Large glazed panels and windows wrapping around the two sides of the kitchen/breakfast room, and double doors to side providing seamless connection out to the sunny rear garden. Velux skylight window, inset ceiling downlights and ample space for dining furniture.

CLOAKROOM/WC:
low level wc, wash handbasin with storage cabinet beneath, extractor fan.

UTILITY ROOM:  16' 11'' x 7' 1'' (5.15m x 2.16m)
incredibly practical garden store with space for bikes. Double glazed windows and doors to rear accessing the rear garden. Further independent front door accessed from the driveway providing useful entrance from the front of the property. Built-in boiler cupboard housing floor standing Worcester central heating boiler. Plumbing for washing machine with worktop and sink over, and door accessing the:-

Ground Floor Shower Room/wc:
small shower enclosure with system-fed shower, low level wc and wall mounted wash basin, high level window to side elevation, extractor fan and tiled floor.

FIRST FLOOR

LANDING:
doors off to all bedrooms and family bathroom/wc, radiator, built-in book casing and staircase continues up to second floor landing.

BEDROOM 2:  17' 6'' x 14' 9'' (5.33m x 4.49m)
a large double bedroom with wide bay to front elevation comprising double glazed sash windows, high ceilings with ceiling coving, picture rail, radiators.

BEDROOM 3:  13' 11'' x 12' 1'' (4.24m x 3.68m)
double bedroom with high ceilings, ceiling coving, picture rail, dado rail, radiator and double glazed window to rear elevation.

BEDROOM 4:  13' 11'' x 11' 11'' (4.24m x 3.63m)
double bedroom with high ceilings, ceiling coving, picture rail, double glazed windows to rear elevation, radiator and built-in wardrobe.

BEDROOM 5:  14' 7'' x 9' 3'' (4.44m x 2.82m)
smaller double bedroom with two double glazed windows to front elevation, high ceilings ceiling coving, wood flooring and radiator.

BATHROOM/WC:
white suite comprising panelled bath with system-fed shower over, shower enclosure with further system-fed shower, low level wc, wash hand basin with storage cabinet beneath, heated towel rail, double glazed windows to side elevation, ceiling coving, inset spotlights and tiled floor.

SECOND FLOOR

LANDING:
a fabulous loft conversion created by John Pritchard (a well-regarded local specialist) in 2020 comprising an incredibly spacious principal bedroom and large shower room.

BEDROOM 1:  29' 8'' x 24' 2'' (9.04m x 7.36m)
large room (has the potential to be two rooms if required) with double glazed windows to side offering far-reaching city scape views. Velux windows to front elevation and a Juliette balcony to rear also offering lovely skyline view. Engineered wood flooring, low level hatches accessing eaves storage and contemporary radiators.

BATHROOM/WC:
a smart bathroom with double ended bath and mixer taps in one corner, oversized walk-in shower with dual headed system-fed shower, part tiled walls and floor, extractor fan, inset spotlights and large Velux skylight window.

OUTSIDE

FRONT GARDEN & PARKING:
pretty front garden containing various plants and shrubs with a paved driveway beside providing off-street parking for 2 vehicles. Driveway leads to the main front door and to the utility room/bike store to connect through to the:-

REAR GARDEN:  40' 0'' x 30' 0'' (12.18m x 9.14m)
a good sized level lawned rear garden with feature raised railway sleeper vegetable patches, paved seating area closest to the property with ample space for outdoor furniture and entertaining. Semi-circular pathway wraps around lawned section to a further paved area with flower border beside containing various shrubs and a gorgeous Silver Birch tree.

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