GROUND FLOOR

APPROACH:
via driveway leading through central stone pillars to a parking area providing off road parking for two cars. There is an electric car charging point, ornamental front garden and pathway leading up the left hand side of the property to the main entrance to the property.

ENTRANCE VESTIBULE: 4' 4'' x 0' 0'' (1.32m x 0.00m)
coat hooks, floor mat, high level arched window above the front door providing natural light and part glazed double doors which lead into the reception hallway.

RECEPTION HALLWAY: 13' 10'' x 10' 8'' (4.21m x 3.25m)
a magnificent welcoming central reception hallway with staircase rising to the first floor landing with large sash window flooding the natural light through the entrance hallway. Detailed original ceiling cornicing, engineered oak flooring, understairs boot cupboard with built in shelving and fuse box for electrics. Doors lead off the hallway to the sitting room, reception 2, kitchen/breakfast room, utility room and reception 3/home office.

SITTING ROOM: 23' 10'' x 16' 2'' (7.26m x 4.92m)
an elegant principal reception room with high ceilings, original ceiling cornicing and central ceiling rose, period fireplace with open fire, marble surround and slate hearth, feature arched sash window to front with working wooden shutters, original high skirting boards, built in book casing and radiator.

RECEPTION 2: 14' 5'' x 13' 0'' (4.39m x 3.96m)
a light and airy reception room, currently arranged as a home studio/office but could equally work well as a children’s playroom. High ceilings with ceiling coving, large sash window to front with working wooden shutters overlooking the front garden and a radiator.

RECEPTION 3:
a good sized third reception room with high ceilings, ceiling coving and central ceiling rose, inset spotlights, picture rail, radiators, built in book shelving and part glazed French doors accessing a balcony with steps down onto the rear garden.

KITCHEN/DINING ROOM: 26' 3'' x 16' 2'' (7.99m x 4.92m)
a large sociable family kitchen/dining space with a modern fitted kitchen comprising base and eye level hand built painted units with granite worktops over, large central island with overhanging breakfast bar and inset stainless steel 5 ring Neff hob. Further integrated appliances include an oven, microwave, under unit freezer and further plumbing and appliance space for tall larder fridge and dishwasher. Stainless steel sink and drainer unit, tall larder cupboard with built in shelving, ample space for dining and seating furniture, original cast iron fireplace with gas coal effect fire, marble surround and mantle, engineered oak flooring, wonderful high ceilings with original ceiling cornicing and central ceiling rose, picture rail, open shelving and a radiator. French doors to rear with glazed panels beside and over access the balcony, which in turn accessed the rear garden.

UTILITY ROOM: 9' 3'' x 5' 11'' (2.82m x 1.80m)
a practical utility space with built in base level cupboards with wood block worktop over and inset Belfast sink, plumbing and appliance space for washing machine, radiator, engineered oak flooring and large sash window to side.

FIRST FLOOR

LANDING: 13' 8'' x 9' 3'' (4.16m x 2.82m)
an impressive central galleried landing with high ceilings, original ceiling cornicing, central ceiling rose, natural light provided by the large sash window to side and doors lead off to bedroom 1, bedroom 2, bedroom 3 and family bathroom/wc. Further doors access a cloaks cupboard and inner landing, which in turn has doors off to bedroom 4, cloakroom/wc and a staircase rising to the second floor landing.

BEDROOM 1: 17' 4'' x 16' 2'' (5.28m x 4.92m)
a large and peaceful principal double bedroom with high ceilings, ceiling coving and picture rail, large sash window to rear offers a wonderful open outlook over rear and neighbouring gardens. Period fireplace with inset tiles, slate hearth, wood surround and mantle, a radiator and door accessing:

En Suite Shower Room/wc: 9' 3'' x 4' 9'' (2.82m x 1.45m)
a white suite comprising an oversized shower enclosure with dual headed system fed shower, low level wc, wash hand basin with built in drawers beneath and mirrored cabinet over, inset spotlights, alcove shelving, tiled floor with underfloor heating and a heated towel rail.

BEDROOM 2: 16' 2'' x 15' 2'' (4.92m x 4.62m)
a double bedroom with large sash window to front, high ceilings, ceiling coving, picture rail, radiator and door connecting through to:-

BEDROOM 3: 13' 3'' x 13' 0'' (4.04m x 3.96m)
a double bedroom with high ceilings, ceiling coving, picture rail, an original cast iron fireplace with inset tiles, wood surround and mantle, a large sash window to front, a built in wardrobe and a radiator.

BEDROOM 4: 13' 7'' x 12' 11'' (4.14m x 3.93m)
a double bedroom with high ceilings, ceiling coving, picture rail, period fireplace, built in wardrobe, radiator and large sash window to rear offering a wonderful open outlook, similar to bedroom 1.

FAMILY BATHROOM/WC: 11' 2'' x 8' 7'' (3.40m x 2.61m)
a good size family bathroom with a white suite comprising panelled bath, low level wc with concealed cistern, pedestal wash basin, high level Velux window, radiator, cast iron fireplace, radiator, engineered oak flooring and built in Airing Cupboard with slatted shelving.

CLOAKROOM/WC:
low level wc, wash hand basin with built in drawers beneath, radiator, sash window to side and low level door accessing an understairs storage cupboard.

SECOND FLOOR

LANDING:
doors off to reception 4/top floor sitting room, bedroom 5, bedroom 6, bedroom 7 and bathroom/wc. Velux skylight window and further window to side.
The top floor of the property offers great flexibility with several bedrooms or reception rooms, depending on one’s requirements. It also offers the perfect space for guests.

OPEN PLAN SITTING ROOM/KITCHENETTE: 18' 11'' x 15' 2'' (5.76m x 4.62m)
a lovely bright top floor sitting room with 2 large Velux windows and built in kitchenette comprising of base level run of units with wood block worktop over, inset sink and space for fridge. Radiator, inset spotlights and period fireplace.

BATHROOM/WC: 8' 3'' x 8' 3'' (2.51m x 2.51m)
a white suite comprising panelled bath with mixer taps and system fed shower over, low level wc, pedestal wash basin, tiled floor, part tiled walls, heated towel rail and Velux skylight window to side.

BEDROOM 5: 17' 5'' x 16' 1'' (5.30m x 4.90m)
a large double bedroom with dormer window to rear offering breath taking cityscape views over Bristol, an attractive period fireplace, low level door accessing eaves storage space and a radiator.

BEDROOM 6: 14' 1'' x 12' 1'' (4.29m x 3.68m)
a double bedroom with a sash window to side offering views over rooftops of Cotham and Redland, period fireplace and a radiator.

BEDROOM 7/ATTIC ROOM: 13' 6'' x 13' 4'' (4.11m x 4.06m)
a useful additional attic room, perfect for storage, child’s playroom or occasional bedroom with feature porthole window to rear, original fireplace and low level door with steps down into a boiler cupboard (housing modern Worcester gas central heating boiler and pressurised hot water cylinder).

LOWER GROUND FLOOR/GARDEN FLAT

APPROACH:
accessed via steps down at the rear garden to the private entrance and straight into a sitting room.

SITTING ROOM: 13' 0'' x 12' 6'' (3.96m x 3.81m)
a part glazed front door and door through to an inner hallway, which flows through into the kitchen/dining room.

INNER HALLWAY:
recessed cupboard with plumbing and appliance space for washing machine and dryer, tiled floor, radiator and door off to the shower room and bedroom 1. Wall mounted thermostat control for the central heating.

KITCHEN/DINING ROOM: 14' 1'' x 14' 0'' (4.29m x 4.26m)
a good sized sociable kitchen/dining space in the centre of the apartment with a modern range of fitted kitchen units comprising base and eye level cupboards and drawers with square edged worktop over and inset stainless steel oven with 4 ring gas hob and extractor fan over, plumbing and appliance space for dishwasher and American style fridge/freezer, sink and drainer unit, high level window to the side elevation providing natural light, door off to bedroom 2, tiled floor and doorway leading through into an inner hallway, which in turn leads off to bedroom 3 and internal storage room, a bathroom and recessed airing cupboard.

BEDROOM 1: 17' 6'' x 15' 3'' (5.33m x 4.64m)
a large principal double bedroom with French doors to rear, radiator and door accessing a recessed walk in wardrobe.

BEDROOM 2: 15' 9'' x 15' 2'' (4.80m x 4.62m)
a large double bedroom with sash window to front with working wooden shutters and a radiator.

BEDROOM 3: 13' 5'' x 11' 11'' (4.09m x 3.63m)
a double bedroom with high level sash window to front and radiator.

INTERNAL STORAGE ROOM: 8' 7'' x 6' 11'' (2.61m x 2.11m)
a useful space currently a storage room, but has potential to be a further bathroom, en suite or internal study.

BATHROOM/WC: 10' 4'' x 4' 9'' (3.15m x 1.45m)
a white suite comprising panelled bath with mixer tap and shower attachment, low level wc and pedestal wash basin, tiled floor, part tiled walls and radiator.

SHOWER ROOM/WC: 9' 2'' x 4' 9'' (2.79m x 1.45m)
a white suite comprising a shower enclosure with system fed shower, low level wc, wash hand basin, high level window and radiator.

OUTSIDE

OFF STREET PARKING & FRONT GARDEN:
the front of the property has been tastefully landscaped to include a driveway with electric charging point and off road parking for 2 cars whilst retaining a beautiful ornamental garden with box hedging, various shrubs and paved pathway leading up the left hand side of the property where you will find the main entrance to the house and gated access through to the rear garden, (where you will find the private entrance to the garden apartment).

REAR GARDEN: 105' 0'' x 40' 0'' (31.98m x 12.18m)
a spectacular landscaped rear garden of a scale rarely seen in central Bristol, with a generous seating area closest to the property and pathway leading through the lawned sections. Pergola leads you through to further sections of garden with well stocked flower borders containing various shrubs and trees. At the bottom of the garden there is a Beech hedge and gate through to a lower section of garden with garden shed and raised vegetable beds. There are attractive stone boundary wall and, a surprisingly open outlook to side towards St Matthews church. Independent access to the garden apartment, covered bicycle storage area.

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 by your legal adviser.

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.