GROUND FLOOR

APPROACH:
from the pavement, a dwarf stone wall with wrought iron railings and impressive gate posts having wrought iron gate opening onto a stone pathway leading alongside the front garden to the main entrance. Solid wood panelled front door with brass door furniture, wall mounted external light and overlight, opening to:-

ENTRANCE VESTIBULE:
tessellated tiled flooring, tall moulded skirtings, ornate moulded cornicing, ceiling light point. Part stained glass multi-paned wooden door with side panels and overlight, opening to:-

RECEPTION HALL:
an L-shaped reception hall, having ornate ceiling arch, ornate moulded cornicing, tall moulded skirtings, dado rail, two ceiling light points, Victorian style radiator. Elegant turning staircase ascending to the first floor with mahogany handrail and ornately carved spindles. Four-panelled door with moulded architraves and staircase descending to the lower ground floor. Mirrored door opening to store cupboard. Panelled doors with moulded architraves and brass door furniture, opening to:-

DRAWING ROOM:  21' 9'' x 17' 0'' (6.62m x 5.18m)
wide box bay window to the front elevation comprising five multi-paned arched sash windows with working shutters. Central period fireplace with open fire, cast iron grate and surround, ornately carved York Minster mantelpiece and tiled hearth. Recesses to either side of the chimney breast, tall moulded skirtings, picture rail, ornate moulded cornicing, ornate ceiling rose with light point, two Victorian style radiators.

SITTING ROOM:  18' 6'' x 15' 9'' (5.63m x 4.80m)
having a pair of multi-paned sash windows overlooking the rear garden with working shutters. Central period fireplace with ornately carved wooden mantelpiece and tiled hearth. Recesses to either side of the chimney breast, tall moulded skirtings, picture rail, ornate moulded cornicing, ornate ceiling rose with light point, two radiators.

STORE CUPBOARD:  16' 9'' x 3' 1'' (5.10m x 0.94m)
multi-paned sash window to the rear elevation, tall moulded skirtings, ceiling light point.

CLOAKROOM CUPBOARD:  7' 4'' x 2' 11'' (2.23m x 0.89m)
moulded skirtings, ceiling light point, fitted shelving, coat hooks.

LOWER GROUND FLOOR

HALL:
a pair of understairs storage cupboards, tall moulded skirtings, Victorian style radiator, inset ceiling downlights, internal multi-paned windows through to the kitchen/breakfast room and living room. Part double glazed wooden door opening externally to the rear garden. Open doorway through to:-

KITCHEN/BREAKFAST ROOM:  20' 8'' x 16' 8'' (6.29m x 5.08m)
comprehensively fitted with an array of base and eye level units combining drawers, cabinets, shelving and glazed display cabinets (having integral lighting). Roll edged quartz worktop surfaces with matching upstands and pelmet lighting, undermount 1 ½ bowl stainless steel sink with swan neck mixer tap over and Quooker boiling tap. Gas fired Aga set into chimney breast with wooden mantel and inset ceiling downlights. Further integral dishwasher and two pull out fridges and undercounter freezer. Space for tall fridge/freezer, stone flagged flooring, tall moulded skirtings, inset ceiling downlights, radiator, multi-paned sash window overlooking the front garden with working shutters. Obscure multi-paned wooden door opening to the front elevation. Panelled door with overlight, opening to:-

UTILITY ROOM:  10' 9'' x 4' 2'' (3.27m x 1.27m)
base level cabinets with roll edged wood effect worktop surfaces and fitted shelving above, stainless steel sink with draining board to side and mixer tap over, space and plumbing for washing machine, tiled flooring, space for wine cooler, ceiling light point, wall mounted mains switchboard control.

LIVING ROOM:  17' 4'' x 14' 8'' (5.28m x 4.47m)
multi-paned sash window overlooking the rear garden with working shutters and radiator below. Chimney breast with recesses to either side (both with base level cabinets and fitted shelving above), tall moulded skirtings, inset ceiling downlights.

SEPARATE WC:
low level dual flush wc, wall mounted wash hand basin with mixer tap and splashback tiling, tiled flooring, tall moulded skirtings, inset ceiling downlights.

FIRST FLOOR

LANDING:
enjoying plenty of natural light via large Velux window, tall moulded skirtings, Victorian style radiator, dado rail, ornate moulded cornicing, ceiling light point. Turning staircase ascending to the second floor with handrail and ornately carved spindles. Airing Cupboard with Vaillant hot water cylinder and pressurised tank. Four-panelled doors with moulded architraves and brass door furniture, opening to:-

BEDROOM 1:  22' 2'' x 18' 5'' (6.75m x 5.61m)
three multi-paned sash windows to the front elevation with panelled reveals, central period fireplace with recesses to either side of the chimney breast, tall moulded skirtings, picture rail, ornate moulded cornicing, ornate ceiling rose, three wall light points.

BEDROOM 2:  15' 9'' x 11' 1'' (4.80m x 3.38m)
multi-paned sash window overlooking the rear garden with radiator below, period fireplace with recesses to either side of the chimney breast, tall moulded skirtings, picture rail, simple moulded cornicing, ceiling light point.

FAMILY BATH/SHOWER ROOM/WC:  12' 3'' x 10' 4'' (3.73m x 3.15m)
walk in wet room style shower with glass screen and an overhead circular shower. His and hers wash hand basins with wall mounted mixer taps and mirrored cupboards over having integral lighting. Freestanding roll top bath with mixer tap and shower attachment. Low level dual flush wc. Travertine tiled flooring with underfloor heating, majority travertine wall tiling, multi-paned sash window to the rear elevation with plantation style shutters, picture rail, simple moulded cornicing, heated towel rail/radiator, ceiling light point.

SEPARATE WC:
low level dual flush wc, wall mounted wash hand basin with mixer tap and splashback tiling, tiled flooring, tall moulded skirtings, ceiling light point.

SECOND FLOOR

PART GALLERIED LANDING:
part galleried over the stairwell with handrail and ornately carved spindles and enjoying natural light via the aforementioned large Velux window. Tall moulded skirtings, dado rail, ceiling light point. Airing cupboard housing wall mounted Vaillant gas fired combination boiler and slatted shelving. Panelled doors with moulded architraves and brass door furniture, opening to:-

BEDROOM 3:  18' 5'' x 16' 8'' (5.61m x 5.08m)
having canopied ceiling and a pair of multi-paned arched sash windows to the front elevation, double opening built-in wardrobe, period fireplace, radiator, tall moulded skirtings, ceiling light point.

BEDROOM 4:  15' 11'' x 10' 10'' (4.85m x 3.30m)
multi-paned sash window to the rear elevation with radiator below, tall moulded skirtings, ceiling light point, eaves storage cupboard.

BATHROOM/WC:  15' 8'' x 6' 3'' (4.77m x 1.90m)
P shaped bath with mixer tap, shower screen, wall mounted shower unit and an overhead circular shower. Low level dual flush wc. Wall mounted wash hand basin with mixer tap and splashback tiling. Tiled flooring, tall moulded skirtings, Victorian style radiator with towel rail above, inset ceiling downlights, shaver point, Velux window.

OUTSIDE

FRONT GARDEN:  50' 0'' x 22' 10'' (15.23m x 6.95m)
enjoying a sunny south-easterly direction and enclosed on all three sides by dwarf stone walls with wrought iron railings. Predominantly laid to lawn with deep shrub borders featuring an array of flowering plants and mature shrubs. Along the front boundary railings there is an established clematis. Stone steps descend from the pathway past a beautiful acer to a lower stone paved area which gives access to the kitchen/breakfast room via obscure multi-paned door. Useful gardeners storage room with outside water tap, ceiling light point and meters.

REAR GARDEN:  38' 10'' x 23' 2'' (11.83m x 7.06m)
immediately from the hall there is a sunken patio with ample space for garden furniture, potted plants and barbecuing etc., to one side a useful gardeners storage room with wall mounted double power socket. Steps up to the remainder of the garden which has been designed for ease of maintenance having an artificial lawn with hexagonal greenhouse and deep shrub borders featuring an array of flowering plants and mature shrubs plus climbing rose. Outside water tap and lighting plus double power socket. Door to:-

DOUBLE GARAGING:  22' 6'' x 18' 2'' (6.85m x 5.53m)
a pair of remote electronically operating up and over door accessed via Lower Redland Road. Stone flagged flooring, light and power connected, fitted shelving.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available through 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: G