GROUND FLOOR

APPROACH:
via gated landscaped driveway providing off road parking for at least two family sized vehicles, the driveway continues up to a path to the left of the building where there are steps up to the main front door to the house, path and steps continuing along the side of the property to the rear garden.

ENTRANCE HALLWAY:
a superb welcoming entrance hallway with impressive period features including detailed ceiling cornicing, feature archway, original staircase and exposed stripped floorboards. There is a stained glass window to side, alarm control panel, low level meter cupboard, radiator. Doors off to sitting room and reception 2/family room. Staircase ascending to the first floor and descending to the lower ground floor.

SITTING ROOM: (rear) (21' 11'' max x 16' 7'') (6.68m x 5.05m)
an exceptionally elegant living room spanning the entire width of the house with high ceilings, original ceiling cornicing and central ceiling rose, picture rail, period open fireplace with tiled hearth, central feature bay window overlooking the rear garden with double glazed sash windows and working wooden shutters, further window beside, exposed stripped floorboards, radiator. Door accessing a handy recessed walk-in storage cupboard.

RECEPTION 2/FAMILY ROOM: (front) (15' 11'' into chimney recess x 15' 0'' into bay) (4.85m x 4.57m)
a cosy second family reception room with wide bay to front comprising three tall double glazed sash windows, high ceilings with original ceiling cornicing and central ceiling rose, picture rail, period style fireplace, exposed stripped floorboards, tv point, radiator.

LOWER GROUND FLOOR

LANDING:
a central landing with tiled floor and high ceilings. Doors accessing a staircase down to a cellar. Further doors lead off the landing to the kitchen/dining room, utility room/gym and cloakroom/wc.

UTILITY ROOM: (15' 1'' x 13' 10'' into bay) (4.59m x 4.21m)
a large utility room (formerly a reception room), which doubles up as an exercise space. Range of base and eye level gloss white units with granite worktop over, inset sink and drainer unit, plumbing and appliance space for washing machine, dryer and American style fridge. Bay window to front comprising double glazed sash windows, tiled floor, radiator.

CLOAKROOM/WC:
low level wc, pedestal wash basin, small window to side with inset extractor fan. Louvred double doors accessing the boiler cupboard, which houses a wall mounted Vaillant gas central heating boiler and a pressurised hot water cylinder.

KITCHEN/DINING ROOM: (21' 0'' into chimney recess x 13' 2'') (6.40m x 4.01m)
a large sociable family kitchen/dining space with a lovely hand-built kitchen with painted green units and granite worktops over, large central island with inset double Belfast style sink. Integrated dishwasher and fridge. Further appliance space for range cooker with built-in chimney hood over. Ample space for dining table and chairs, radiator, tiled floor, inset spotlights. Door accessing a useful walk-in recessed larder cupboard with built-in shelving. Windows to rear and central French doors providing a seamless access out onto the lower section of the rear garden.

FIRST FLOOR

LANDING:
a spacious central landing with staircase continuing up to the second floor. Doors lead off to bedroom 1, bedroom 2 and the family shower room/wc.

BEDROOM 1: (rear) (22' 2'' into chimney recess x 13' 10'') (6.75m x 4.21m)
an impressive principal double bedroom spanning the width of the house with two double glazed sash windows to rear giving a lovely elevated view over the rear garden, lovely high ceilings, period fireplace with stripped stone surround and mantle, radiators. Door accessing a recessed walk-in wardrobe.

BEDROOM 2: (front) (16' 1'' into chimney recess x 11' 10'') (4.90m x 3.60m)
a good sized double bedroom with high ceilings, ceiling coving, built-in shelving to chimney recess, door accessing a generous walk-in storage cupboard/wardrobe, double glazed sash windows to front, radiator.

FAMILY SHOWER ROOM/WC: (8' 8'' x 6' 3'') (2.64m x 1.90m)
a white suite comprising an oversized shower enclosure with system fed shower and inset spotlight/extractor fan. Low level wc with concealed cistern, pedestal wash basin, tiled floor, period style radiator, double glazed sash window to front.

SECOND FLOOR

LANDING:
a central landing filled with natural light provided by the large Velux skylight window over. Doors off to bedroom 3, bedroom 4, large family bath/shower room/wc and occasional bedroom 5/home office.

BEDROOM 3: (front) (15' 11'' into chimney recess x 11' 9'') (4.85m x 3.58m)
a good sized double bedroom with double glazed sash window to front, radiator. Door accessing a recessed storage cupboard.

BEDROOM 4: (rear) (14' 0'' x 11' 1'' into chimney recess) (4.26m x 3.38m)
a double bedroom with double glazed sash window to rear, double doors accessing recessed wardrobe, radiator.

HOME OFFICE/OCCASIONAL BEDROOM 5: (9' 0'' x 6' 7'') (2.74m x 2.01m)
a perfect home office or single bedroom/nursery with double glazed sash window to front, radiator.

BATH/SHOWER ROOM/WC: (14' 0'' x 9' 0'') (4.26m x 2.74m)
an incredibly good sized family bathroom with a freestanding double ended roll edged bath with central mixer tap, walk-in shower enclosure with system fed shower, low level wc and wall mounted wash basin. Period style radiator, inset spotlights, extractor fan, heated towel rail, double glazed sash window to rear. Door accessing a recessed linen cupboard with built-in shelving.

OUTSIDE

OFF ROAD PARKING & FRONT GARDEN:
the property is set back from the road with double gates accessing a block paved driveway providing off road parking for at least two family sized vehicles.

REAR GARDEN:
accessed via the sociable lower ground floor kitchen/dining space out onto a good sized sheltered paved seating area with steps up to the main section of garden which is tastefully landscaped to include lawned section, further seating area and various plants and trees. The garden has an overall measurement of approx. 50ft x 28ft (15.24m x 8.53m) and enjoys plenty of afternoon summer sunshine. There is also an outdoor tap and gated access to steps leading up to the front of the property.

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:
it is understood that the property is Freehold with a rent charge of £8 p.a. This information should be checked with your legal adviser.

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