Position
No. 17 is a remarkable grade II* listed late Georgian town house, set within a beautiful concave terrace circa 1792 - 1827, perched on the southern slope of Clifton with a sunny orientation overlooking the city and harbour to the hills in the distance. It has easy access to the heart of Clifton Village some 300 metres away, not least to the restaurants, cafes, boutique shops and independent traders. It is also easy to get to the city centre from here, with its theatres, museums, art galleries and train station. Ten minutes down the hill on foot are the harbour and the ferries to town.

Inside
For nearly 50 years this has been a wonderful home for the same evolving family. It is set over five floors, with the principal 3 floors currently used as a generous 3 or 4 double bedroom home, the 3rd floor as a 2 bedroom attic ‘flat’ and the lower ground floor as a spacious 2-bed apartment.

The entrance vestibule opens into a reception hall and so to the gracious sitting room with its ornate ceiling cornice, 13ft ceiling height, and impressive marble fireplace surround with wood-burning stove. At the back three tall Georgian windows flood the room with southerly light. From here you reach the terrace, above the gardens, via glazed double doors. The sitting room has a huge and handsome bookcase with low-level cupboards and drawers and a wide arched opening into the kitchen/breakfast Room.

cont.
The high ceilings and tall sash windows are replicated at the front of the house. Light flows from front to back, creating a beautiful living and entertaining space. Hand-built kitchen units with granite worksurfaces surround the generous dining area. Also on this floor is a wc just off the vestibule.

A fine flowing staircase rises from the reception hall with polished handrail and natural light from sash windows to the front, and at first floor level two large stripped wooden doors open into bedrooms 1 and 2. Originally the drawing room, bedroom 1 has high corniced ceilings with sash windows, working shutters and views across the communal gardens through the trees and over the city to the hills in the distance. There is an impressive period fireplace with marble surround, stripped wooden floorboards and a good range of built-in wardrobes and storage cupboards; these act as a screen behind which is the en-suite bathroom area with freestanding bath and wc. From this bedroom one can step out onto a full width sitting out balcony with decorative railings and canopy - a serene spot from which to enjoy the afternoon sun high above it all.

cont.
Also on this first floor is bedroom 2 (or could be a further reception room) with tall recessed sash windows and high ceilings, and a fine period fireplace with marble surround.

At second-floor level there is a galleried landing used as a library, and bedroom 3 with sash windows and a period fireplace - with recessed cupboard and additional large walk-in airing cupboard. To the rear is bedroom 4 with far-reaching views to the south, and a door to a bathroom with white suite including panelled bath and wc. Off the landing are a separate wc, a utility/shower room (with plumbing for washing machine) and a narrow staircase to the third floor attic.

Attic Floor
This is a cosy but generous 2-bedroom loft 'flat' with kitchen/breakfast room, sitting room, 2 double bedrooms and a shower/wc. It has just been recently much improved and is well insulated. The views, both to front and back, are magnificent

Lower Ground Floor
Separately reached from the front of the house via a stone staircase which leads down to a courtyard, two big storage vaults and the front door to a large 2-bedroom flat. From the entrance hall the inner hallway leads to the 2 bedrooms and to a wonderfully big farmhouse-style sitting room. It is also a kitchen/dining room with large sash windows, wood-burning stove, lovely rustic kitchen with space for a large family-sized table. There is a vaulted bathroom/wc at the front, and to the rear, off the kitchen area, is a big utility space. A door opens out to a rear enclosed courtyard which in turn provides level access to the gorgeous communal gardens. At this level there are also vaulted storage cellars and an outside wc, all beneath the arcaded terrace walk.

Heating
Three gas boilers serve the house: attic, lower ground floor and the main part of the house.

Outside
From the sitting room glazed double doors open onto a large flagstone terrace. This is a fine place for entertaining and enjoying the sun, decorated all its length with potted shrubs and flowering plants. This terrace walk with stone balustrade looks down on the most impressive communal gardens which combine level lawns, mature trees and established shrubbery to provide a rare paradise for the lucky residents.

Vendor Note
Our children grew up here playing in the beautiful communal gardens with other families. They loved the annual parties; summer games, music and shared picnics and the Bonfire Night to which they could invite friends. They took their first steps on the terrace, later being shooed away from other families’ meals if they hung round too long! Our grandchildren now love the slides, swings and playhouse – not to say the chickens, which are new additions. It is a loose-limbed, easy-going place to grow up in and to be an adult.

We will miss living here, and especially those gardens - drenched in sun, richly planted and full of hidden corners. They are a rare phenomenon: physically - and perhaps socially - unique in Bristol.

IMPORTANT REMARKS

Viewing & Further Information:
available exclusively through the sole agents, Richard Harding Estate Agents.

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:
The property is Leasehold for the residue of 9900 year lease from 1881. There is a ground rent annual charge of £12.60 p.a

Local Authority Information:
Bristol City Council. There are three Council Tax Bands for the property: Lower Ground Floor – C, First & Second Floors – F, Third Floor - C

Please Note:
1. Anti Money Laundering Regulations: when agreeing a sale of a property we are required to see both proof of identification for all buyers and confirmation of funding arrangements.
2. Energy Performance Certificate: It is unlawful to rent out a property which breaches the requirement for a minimum E rating, unless there is an applicable exemption. The energy performance rating of a property can be upgraded on completion of certain energy efficiency improvements. Please visit the following website for further details:
https://www.gov.uk/government/publications/the-private-rented-property-minimum-standard-landlord-guidance-documents
3. The photographs may have been taken using a wide angle lens.
4. Any services, heating systems, appliances or installations referred to in these particulars have not been tested and no warranty can be given that these are in working order. Whilst we believe these particulars to be correct we would be pleased to check any information of particular importance to you.
5. We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation or give any warranty in relation to the property and we have no authority to do so on behalf of the seller.
6. Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property.
7. Any floor plans provided are not drawn to scale and are produced as an indicative rough guide only to help illustrate and identify the general layout of the property.
8. Any reference to alterations to, or use of, any part of the property is not a statement that any necessary planning, building regulations, listed buildings or other consents have been obtained. These matters must be verified by any intending buyer.
9. Please be aware that firstly, areas of first priority (AFP) for schools do change and, secondly, just because a property is located within an AFP this does not mean schooling is guaranteed for resident children. Please make appropriate enquiries of the local authority to ensure you are fully aware of the exact position prior to exchange of contracts.