GROUND FLOOR

APPROACH:
via communal entrance and hall where the private entrance to the maisonette is a short way along on the right hand side. Door opens to:-

ENTRANCE HALLWAY:
a welcoming entrance with storage cupboards, door entry intercom and door accessing the through reception rooms. Hall continues towards the rear of the property and opens up into the kitchen/dining area where there is an open staircase leading up to the mezzanine level, as well as a staircase descending to the lower ground floor.

THROUGH DRAWING ROOM/DINING ROOM:
a wonderful and impressive reception room space measured and described separately as follows:-

DRAWING ROOM:  19' 0'' x 15' 9'' (5.79m x 4.80m)
elegant reception room with high ceilings, original cornicing, central ceiling rose, fireplace with original marble surround, high moulded skirting boards, sash windows to front with working wooden shutters, radiator and wide wall opening with folding doors allowing separation between the reception rooms and providing a sociable connection through to the:-

DINING ROOM:  16' 9'' x 13' 3'' (5.10m x 4.04m)
high ceilings with ceiling cornicing and central ceiling rose, a fireplace with white marble surround, high moulded skirting boards, radiators and French doors to rear with working wooden shutters and glazing beside and over providing an abundance of natural light through the reception rooms. The French doors connect to a rear balcony and pathway leading out to the rear garden.

KITCHEN/BREAKFAST ROOM:  20' 3'' x 8' 10'' (6.17m x 2.69m)
modern fitted kitchen comprising base and eye level matt white handless units with roll edged wood effect worktop over and inset stainless steel sink and drainer unit. Integrated double eye level oven, 4 ring gas hob. Plumbing and appliance space for washing machine and dishwasher. Recesses dresser with open shelving, counter with wine rack above and further appliance space for fridge/freezer beneath. Space for breakfast dining furniture. Sash window to side elevation and French doors to the rear elevation accessing the rear garden.

UPPER MEZZANINE

LANDING:
recessed storage cupboard and door opening to:-

BEDROOM 4:  17' 3'' x 9' 10'' (5.25m x 2.99m)
L shaped double bedroom with sash window to rear elevation overlooking the rear garden, built-in wardrobe and door accessing:-

Ensuite Shower Room/WC:
white suite with oversized shower enclosure with system fed shower, low level wc, wash handbasin, open shelving, extractor fan, inset spotlights and window to side elevation.

LOWER GROUND FLOOR

LANDING:
an incredibly spacious landing with door under the stairs accessing a stairwell down to the storage cellars. Radiator, further door entry intercom and doors off to the three double bedrooms and a bathroom.

BEDROOM 1:  16' 11'' x 15' 2'' (5.15m x 4.62m)
a large principal double bedroom with high ceilings, ceiling spotlights, radiators, period style fireplace, ceiling coving, built-in wardrobe, sink unit with storage beneath, two sash windows to the front elevation overlooking the front courtyard and a door accessing:-

Walk-In Dressing Room:  13' 3'' x 3' 9'' (4.04m x 1.14m)
built-in open wardrobes, wooden laminate flooring and built-in mirror.

BEDROOM 2:  13' 11'' x 11' 4'' (4.24m x 3.45m)
double bedroom with high ceilings, feature arched recesses with built-in book shelving, door accessing a recessed storage cupboard, radiator and French doors accessing the lower rear courtyard.

BEDROOM 3:  14' 0'' x 8' 4'' (4.26m x 2.54m)
double bedroom currently used as a home office with built-in wardrobe, sash window with secondary glazing to side elevation overlooking the courtyard, radiator.

BATHROOM/WC:
white suite comprising a corner bath, low level wc, wash handbasin, set into dual counter with storage beneath and over, inset spotlights, heated towel rail.

CELLARS
There are cellar storage spaces accessed from a staircase descending down from the lower ground floor offering further untapped potential.

OUTSIDE

REAR GARDEN:  40' 0'' x 21' 0'' (12.18m x 6.40m)
a glorious level southerly facing rear garden with flagstone seating area closest to the property, various mature plants and shrubs as well as wilded sections. At the bottom of the garden there are steps leading down to a rear path, providing a convenient shortcut through to the shops and cafes and restaurants of Princess Victoria Street. There is also a temporary fence, as the rear stone wall has collapsed. This wall is in the process of being costed for re-building and this cost will not fall on the incoming purchaser.

REAR COURTYARD GARDEN:  19' 7'' x 11' 2'' (5.96m x 3.40m)
further useful outside space, accessed from bedroom 2 on the lower ground floor, providing a cooler wall ed seating area with flagstone flooring.

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 Leasehold with the remainder of a 999 year lease from 1 January 1977. There is a perpetual yearly rent charge of £11. 14s.0d This information should be checked with your legal adviser.

LOCAL AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: F