GROUND FLOOR

APPROACH:
via the end of the cul-de-sac, there is an extensive brick paved driveway providing off street parking for several vehicles. Leading off the driveway there are two steps up to the covered entrance and main front door to the house.

ENTRANCE HALLWAY:
a spacious L shaped entrance hallway with high level double glazed window to front providing natural light. Coat hooks. Doors off to sitting room, kitchen/breakfast room, generous understairs storage cupboard, ground floor cloakroom/wc and integral double garage. Staircase rises to first floor landing.

SITTING ROOM: (rear) (20' 9'' x 13' 0'' max reducing to 11'11) (6.32m x 3.96m/3.62m)
a generous sitting room bathed in natural light provided by the four double glazed windows and part double glazed door to rear, overlooking the south-westerly facing rear garden. Feature brick fireplace with tiled hearth, ceiling coving, door connecting through to:-

RECEPTION 2/DINING ROOM: (10' 6'' x 10' 5'') (3.20m x 3.17m)
dual aspect double glazed windows to rear and side, overlooking the gardens, Virgin broadband point. Sliding door accessing:-

KITCHEN/BREAKFAST ROOM: (16' 1'' x 10' 5'') (4.90m x 3.17m)
a fitted kitchen comprising base and eye level cupboards and drawers with roll edged laminated worktops over and integrated stainless steel 1 ½ bowl sink and drainer unit. Integrated Neff double ovens, further plumbing and appliance space for washing machine and fridge/freezer. Integrated dishwasher, corner cupboard housing the gas central heating warm air boiler and heating timer controls, inset halogen hob. Double glazed windows and door to side, accessing the side courtyard garden, which leads round to the sunny rear garden.

CLOAKROOM/WC:
low level wc, wash basin with storage cupboards beneath, high level double glazed window to side.

FIRST FLOOR

LANDING:
a spacious landing with plenty of natural light provided by the skylight window over. Doors lead off to all four bedrooms, family bathroom and airing cupboard, housing the hot water tank.

BEDROOM 1: (rear) (13' 5'' x 10' 4'') (4.09m x 3.15m)
a double bedroom with window to rear, built-in wardrobes and dressing table, sink with storage beneath.

BEDROOM 2: (front) (10' 4'' x 9' 9'') (3.15m x 2.97m)
a double bedroom with window to front, built-in dressing table and door accessing:-

En-Suite Shower Room/WC:
a white suite comprising shower enclosure, low level wc and pedestal wash basin, skylight window, part tiled walls.

BEDROOM 3: (rear) (15' 1'' x 12' 2'' max) (4.59m x 3.71m)
an L shaped double bedroom with built-in wardrobes, sink unit with storage beneath, built-in dressing table, double glazed window to rear offering a lovely leafy outlook over the rear garden.

BEDROOM 4: (front) (12' 2'' max x 10' 10'') (3.71m x 3.30m)
a double bedroom with double glazed window to front.

BATHROOM/WC:
white suite comprising panelled bath, low level wc, wall mounted wash basin, skylight window to side, tiled walls. Loft hatch with pull down ladder, accessing a loft storage space.

OUTSIDE

DRIVEWAY & FRONT GARDEN:
the property is at the bottom of the cul-de-sac and benefits from an extensive driveway laid to brick paving providing off road parking for multiple cars, circular feature raised planter, handy gated side access. Electric up and over door accessing:-

DOUBLE GARAGE: (20' 6'' max/16'4 min x 16' 0'') (6.24m/4.98m x 4.87m)
a good sized double garage with electric up and over door, high ceilings, power, light and gas meter.

REAR GARDEN: (approx. 34' 0'' in depth x 47' 0'' across plus side courtyard) (10.36m x 14.31m)
fabulous peaceful level south-westerly facing rear garden with central lawned section, paved seating areas and deep flower borders containing various plants, mature shrubs and trees. There are generous side courtyards either side of the property, one of which has a garden shed and compost area, with the other having further useful space and gated side access to the front of the property, as well as a water butt, outdoor tap and screened trellis area for the bins and recycling. Due to the open sunny aspect the garden enjoys much of the day’s sunshine.

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: G