GROUND FLOOR

APPROACH:
from the pavement, impressive gate pillars with paved pathway leading alongside the house to the front entrance. Solid wood panelled front door with stained glass fan light and external wall light, opening to: -

ENTRANCE PORCH: (8' 11'' x 5' 0'') (2.72m x 1.52m)
having beautiful tessellated tiled flooring and tiled walls to dado height, high sloping ceiling with Perspex roof and exposed beams, ceiling light point. Open doorway to: -

CLOAKROOM CUPBOARD: (6' 4'' x 3' 1'') (1.93m x 0.94m)
double glazed window to the rear elevation, tiled flooring, ceiling light point. Currently used for bike storage. We understand that there is plumbing for toilet. Part-stained glass panelled door with side panels and over lights, opening to: -

RECEPTION HALL: (20' 8'' x 7' 9'') (6.29m x 2.36m)
a most impressive and spacious introduction to this family home, having exposed wooden floorboards, an elegant turning staircase ascending to the first floor with handrail and ornately carved spindles, Victorian style radiator, tall moulded skirtings, ornate moulded cornicing, ceiling light point, coat hooks. Turning staircase descending to the lower ground floor. Butler’s pantry with sliding door having base level cabinets and drawers plus ceiling light point. Stripped pine four-panelled doors with moulded architraves, opening to: -

FAMILY ROOM: (15' 8'' x 13' 9'') (4.77m x 4.19m)
having a pair of tall sash windows overlooking the rear garden. Central chimney breast with ornate cast iron mantlepiece and recesses to either side, exposed wooden floorboards, tall moulded skirtings, two radiators, picture rail, simple moulded cornicing, ceiling light point.

SITTING ROOM: (23' 4'' x 18' 8'' decreasing to 14'4) (7.11m x 5.69m/4.37m)
an exceptionally light principal reception room which is the combination of two former reception rooms via a wide wall opening (10'11/3.33m). Wide bay window to the front elevation comprising four tall sash windows plus a further pair of tall sash windows, also to the front elevation. Exposed wooden floorboards, tall moulded skirtings, four radiators, picture rail, simple moulded cornicing, inset ceiling downlights, two wall light points, internal window overlooking the stairwell, chimney breast with recess and coal effect gas fire (presently disconnected) plus slate hearth.

STUDY: (15' 7'' x 10' 1'') (4.75m x 3.07m)
tall multi-paned sash window overlooking the rear garden, generous built-in cupboards with shelving, exposed wooden floorboards, tall moulded skirtings, radiator, two ceiling light points, recess into chimney breast.

LOWER GROUND FLOOR

KITCHEN/DINING ROOM: (23' 8'' x 17' 0'' max/13'1 min) (7.21m x 5.18m/3.99m)
comprehensively fitted with an array of sleek gloss soft closing base and eye level units combining drawers and cabinets plus shelving. Roll edged granite effect worktop surfaces with splashback tiling and LED pelmet lighting. Stainless steel sink with draining board to side and mixer tap over. Integral dishwasher. Space for electric/gas oven with stainless steel extractor hood. Space for American style fridge/freezer. Exposed wooden floorboards, tall moulded skirtings, radiator, two ceiling light points. Airing cupboard housing wall mounted Worcester Bosch gas fired boiler with separate hot water cylinder. Multi-paned double doors with side panels plus additional window overlooking and opening externally to the rear garden. Stripped pine four-panelled door opening to: -

UTILITY ROOM: (8' 4'' x 8' 3'') (2.54m x 2.51m)
base and eye level cabinet, roll edged granite effect worktop surfaces, space and plumbing for washing machine, space for tumble dryer, illuminate strip light. Doors to: -

LARDER: (4' 8'' x 3' 5'') (1.42m x 1.04m)
fitted shelving, ceiling light point.

SHOWER ROOM/WC: (8' 1'' x 5' 7'') (2.46m x 1.70m)
walk-in style shower with glass door and side panel and wall mounted shower unit (presently unconnected). Wall mounted wash hand basin with hot and cold-water taps. Low level flush WC with concealed cistern. Radiator with heated towel rail, ceiling light point, extractor fan.

STOREROOM/WORKSHOP: (13' 5'' x 8' 4'') (4.09m x 2.54m)
light and power connected.

FIRST FLOOR

LANDING:
moulded skirtings, simple moulded cornicing, ceiling light point. Turning staircase ascending to the second floor with half landings at both lower and upper levels. Stripped pine four-panelled doors with moulded architraves, opening to:

BEDROOM 1: (16' 1'' x 13' 9'') (4.90m x 4.19m)
a pair of tall sash windows overlooking the rear garden with attractive far-reaching views. Central period fireplace with ornately carved mantlepiece, decorative tiled slips and slate hearth. Recesses to either side of the chimney breast, exposed wooden floorboards, tall moulded skirtings, picture rail, simple moulded cornicing, radiator. Wall mounted wash hand basin with mixer tap and double pull out drawers below.

BEDROOM 2: (18' 1'' x 13' 7'' including en-suite shower room) (5.51m x 4.14m)
virtually full width bay window to the front elevation comprising of four sash windows. Exposed wooden floorboards, tall moulded skirtings, picture rail, simple moulded cornicing, radiator, inset ceiling downlights. Part opaque glazed wooden door with moulded architraves, opening to:-

En-Suite Shower Room/WC: (7' 10'' x 5' 1'') (2.39m x 1.55m)
walk-in style shower with glass screen, built in shower unit and handheld shower attachment. Wash hand basin with mixer tap and double opening cupboard below. Low level dual flush WC with concealed cistern. Part opaque glazed window to the side elevation, radiator, simple moulded cornicing, inset ceiling downlights, extractor fan.

BEDROOM 3: (16' 0'' x 10' 6'') (4.87m x 3.20m)
multi-paned sash window overlooking the rear garden with far reaching rooftop views. Chimney breast with ornately carved cast iron fireplace and slate hearth. Recesses to either side of the chimney breast, exposed wooden floorboards, tall moulded skirtings, picture rail, radiator, three ceiling light points.

BEDROOM 4: (14' 6'' x 9' 3'') (4.42m x 2.82m)
a pair of sash windows to the front elevation with radiator below, chimney breast with recesses to either side, tall moulded skirtings, exposed wooden floorboards, picture rail, ceiling light point, wall light point.

BEDROOM 5: (15' 10'' x 10' 5'') (4.82m x 3.17m)
dormer style sash window to the rear elevation with far reaching rooftop views. Exposed wooden floorboards, tall moulded skirtings, chimney breast with decorative recess and recess to either side, picture rail, three ceiling light points, wall light point.

FAMILY BATH/SHOWER ROOM: (8' 5'' x 6' 8'') (2.56m x 2.03m)
built-in shower cubicle with glass door, built-in shower unit and handheld shower attachment. Panelled bath with wall mounted mixer tap and handheld shower attachment. Low level dual flush WC with concealed cistern. Circular wall mounted wash hand basin with mixer tap. A pair of opaque UPVC double glazed windows to the side elevation, recessed shelving, inset ceiling downlights, radiator, extractor fan.

SECOND FLOOR

LANDING:
enjoying plenty of natural light via large skylight window, tall moulded skirtings, wall light point. Four-panelled doors with moulded architraves, opening to: -

LOFT ROOM: (16' 11'' decreasing to 7'1 x 9' 8'') (5.15m/2.16m x 2.94m)
having a pair of Velux windows to the side elevation, built-in wardrobes with louvre doors, two ceiling light points, fitted shelving.

OUTSIDE

FRONT GARDEN: (28' 0'' x 16' 0'' including driveway parking) (8.53m x 4.87m)
designed for ease of maintenance and paved with lilac tree, fatsia japonica and smoke tree.

REAR GARDEN: (50' 0'' x 28' 0'') (15.23m x 8.53m)
enclosed on all three sides by stone walling and enjoying a good amount of privacy courtesy of its position on the street and also by an assortment of mature shrubs/specimen trees on the outer edges of the garden. Accessed internally via the kitchen/dining room with paved patio offering ample space for garden furniture, potted plants and barbequing etc. The remainder of the garden is predominately laid to lawn and level with shaped pathway and further sitting out area at the rear of the garden. Covered barbeque area with pergola and an established Jasmine. Useful brick-built garden store with power connected.

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: F