GROUND FLOOR

APPROACH:
from the pavement via a wrought iron gate through a paved front courtyard enclosed by period stone wall and high level wrought iron railings, route through takes you to the main entrance door, part covered by lattice work metal frame, period Gothic style six panelled wooden door complete with period and ornate door knocker.

SITTING ROOM: 14' 4'' x 9' 4'' (4.37m x 2.84m)
attractive window recesses and Gothic style wood framed leaded casement windows overlooking the front elevation over the front courtyard. The window recess allows additional seating to the room, attractive period style fire surround with gas fire insert and hearth beneath, ceiling light point, wooden beam, radiator, moulded skirting boards, Karndean flooring and door to:

DINING ROOM: 10' 3'' x 9' 7'' (3.12m x 2.92m)
2 attractive 6 pane single glazed casement windows with window recess allowing additional seating overlook the rear courtyard, ceiling light point, period fireplace with hearth beneath, moulded skirting boards, radiator, understairs storage cupboard, door to:

STAIR LOBBY:
ceiling light point, house alarm panel, stairs leading to first floor, step and door lead to:

KITCHEN: 14' 9'' x 6' 8'' (4.49m x 2.03m)
an array of single glazed windows some of which are casement with an attractive view of Brandon Hill & Cabot Tower and private courtyard to this property to the other, 8 panel glazed door leading to courtyard, kitchen comprises a modern fitted kitchen with an array of wall and base units, 1½ bowl sink with swan neck mixer tap over with tiled splashback, wall mounted Worcester gas combination boiler, roll edged working surfaces, space and plumbing for dishwasher and washing machine, fitted electric double oven, Neff 5 ring gas hob with extractor hood over, ceiling light point, moulded skirting boards, South African Fired Earth slate tiled flooring with underfloor heating, door leading to integral garage and to:

SNUG/RECEPTION ROOM 2: 13' 3'' x 9' 3'' (4.04m x 2.82m)
single glazed casement windows and double doors overlook the courtyard garden allowing ample light into this room, inset downlights, feature exposed stone wall, built in wine rack, moulded skirting boards, small understair cupboard, South African Fired Earth slate tiled flooring with underfloor heating, stairs leading to first floor.

FIRST FLOOR

Stairs rise from the ground floor directly into:

BEDROOM 3: approx 12' 6'' x 6' 0'' accounting for restricted heardorom (3.81m x 1.83m)
additional space within the eaves allowing for ample storage, 2 skylights, period 6 paned casement windows overlooking the courtyard garden, low level feature radiator, door to:

En Suite Bathroom/wc: 7' 3'' x 4' 6'' (2.21m x 1.37m)
comprising period style free standing bath with heritage style stainless steel mixer tap and hand held shower attachment over (a Victoria & Albert bath), pedestal wash basin with heritage style mixer taps over, tiled splashback and part tiled wall surround, wall mounted mirror, skylight, extractor fan, low level button flush wc, moulded skirting boards, Karndean flooring, heated towel rail.

N.B. bedroom 1, bedroom 2 and family bathroom separately accessed by the other stair hall.

BEDROOM 1: 14' 4'' x 10' 7'' (4.37m x 3.22m)
a dual aspect room with period Gothic style casement window with ornate lead work overlooking the front courtyard garden, separate single glazed sash window overlooking the side elevation, inset downlighters, moulded skirting boards, radiator.

BEDROOM 2: 8' 8'' x 7' 2'' (2.64m x 2.18m)
single glazed casement windows overlooking the courtyard garden, inset downlights, radiator, moulded skirting boards.

FAMILY BATHROOM/WC: 6' 4'' x 5' 8'' (1.93m x 1.73m)
comprising recessed shower with wall mounted shower attachment, tiled surround with canter levering glazed Matki shower doors, shower tray, inset downlights, extractor fan, low level button flush wc, pedestal wash hand basin with swan neck mixer tap over, shelf and wall mounted mirror with lighting, obscured glazed period casement window, separate wall mounted vanity cabinet, heated towel rail, skirting boards, wood flooring.

OUTSIDE

FRONT COURTYARD GARDEN: approx 18' 0'' x 18' 0'' (5.48m x 5.48m)
mainly stone pavioured area with borders and enclosed by period stone wall and high level wrought iron railings.

CENTRAL COURTYARD GARDEN: 14' 0'' x 12' 10'' (4.26m x 3.91m)
accessible from kitchen and snug/reception room 2, external lighting, South African Fired Earth slate tiling consistent with the inside of the property, electric points. Door out onto pavement.

INTEGRAL GARAGE: 15' 11'' x 8' 2'' (4.85m x 2.49m)
strip lights, electrical points, separate wc and basin, wall mounted consumer unit. Allowing space for parking a car complete with electric roller shutter door.

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: D