GROUND FLOOR

APPROACH:
from the pavement, there is generous off-street parking for 2/3 cars. Wood panelled front door with brass door furniture, stained glass fanlight and external wall light, opening to:-

ENTRANCE VESTIBULE:
tessellated tiled flooring, moulded skirtings, window to the side elevation, simple moulded cornicing, ceiling light point. Multi-paned door with side panels and overlights, opening to:-

RECEPTION HALL: 16' 5'' x 5' 11'' (5.00m x 1.80m)
a most welcoming entrance with elegant turning staircase ascending to the first floor having handrail and ornately carved spindles, wooden flooring, moulded skirtings, dado rail, simple moulded cornicing, ceiling light point, radiator. Useful understairs storage cupboard. Stripped pine panelled doors with moulded architraves, opening to:-

SITTING ROOM: 17' 5'' x 12' 9'' (5.30m x 3.88m)
bay window to the front elevation comprising three double glazed sash windows. Central period fireplace with coal effect gas fire, decorative tiled slips, granite hearth and an ornately carved Carrera marble mantelpiece. Recesses to either side of the chimney breast (both with book shelving and double opening cupboards). Wooden flooring, moulded skirtings, picture rail, ornate moulded cornicing, ornate ceiling rose with light point, two radiators. Double doors to:-

STUDY CUPBOARD:
double glazed sash window to the front elevation, mains switchboard control cupboard, ceiling light point, wall mounted shelving.

DINING ROOM: 12' 0'' x 10' 9'' (3.65m x 3.27m)
sash appearance window overlooking the rear garden with radiator below, chimney breast with recesses to either side, moulded skirtings, picture rail, simple moulded cornicing, ceiling rose with light point.

SHOWER ROOM/WC: 8' 0'' x 2' 11'' (2.44m x 0.89m)
shower cubicle with folding glass door, wall mounted shower unit and handheld shower attachment. Low level dual flush wc. Wall mounted wash hand basin with mixer tap and double opening cupboard below. Tiled flooring and partially tiled walls, heated towel rail/radiator, inset ceiling downlights, extractor fan.

KITCHEN: 11' 11'' x 9' 11'' (3.63m x 3.02m)
comprehensively fitted with an array of sleek gloss soft closing base and eye level units combining cabinets and drawers. Roll edged granite effect worktop surfaces with splashback tiling and pelmet lighting. Stainless steel sink with draining board and swan neck mixer tap over. Integral Bosch oven with 4 ring induction hob and extractor. Wood effect flooring, moulded skirtings, coved ceiling, ceiling light point, double glazed sash appearance window overlooking the rear garden, radiator. Open doorway to:-

BREAKFAST ROOM: 11' 8'' x 6' 6'' (3.55m x 1.98m)
double opening cupboard with stacker system space and plumbing for washing machine and tumble dryer, space for American style fridge/freezer, wood effect flooring, vertical radiator, inset ceiling downlights. Double glazed double doors opening externally to the rear garden.

FIRST FLOOR

LANDING:
moulded skirtings, dado rail, ceiling light point. Stairs descending and ascending to half landings. Stripped pine panelled doors with moulded architraves, opening to:-

BEDROOM 1: 16' 10'' x 14' 1'' measurements include en-suite shower room (5.13m x 4.29m)
a pair of double glazed sash windows to the front elevation with radiator below, chimney breast with recesses to either side, moulded skirtings, radiator, inset ceiling downlights. Door to:-

En Suite Shower Room/wc: 6' 4'' x 4' 7'' (1.93m x 1.40m)
shower cubicle with wall mounted shower unit and handheld shower attachment, low level dual flush wc, wall mounted wash hand basin with mixer tap plus drawers below, tiled flooring and partially tiled walls, heated towel rail/radiator, inset ceiling downlights, extractor fan, obscure double glazed sash window to the front elevation.

BEDROOM 2: 12' 4'' x 11' 1'' (3.76m x 3.38m)
double glazed sash appearance window to the rear elevation, period fireplace, recesses to either side of the chimney breast, exposed wooden floorboards, moulded skirtings, picture rail, simple moulded cornicing, inset ceiling downlights.

BEDROOM 3: 12' 4'' x 10' 2'' (3.76m x 3.10m)
double glazed sash appearance window to the rear elevation with radiator below, chimney breast with recesses to either side (one with double opening wardrobe and cupboards above), moulded skirtings, picture rail, ceiling light point.

BEDROOM 4: 12' 4'' x 10' 2'' (3.76m x 3.10m)
double glazed window to rear, ornate cast iron fireplace, recesses to either side of the chimney breast, moulded skirtings, radiator, inset ceiling downlights.

FAMILY BATHROOM/WC: 7' 0'' x 5' 10'' (2.13m x 1.78m)
panelled bath with mixer tap, shower screen, wall mounted shower unit and handheld shower attachment. Low level wc. Wall mounted wash hand basin with mixer tap plus cupboards and drawers below. Tiled flooring and walls, heated towel rail, obscure double glazed sash window to the front elevation, inset ceiling downlights, extractor fan.

OUTSIDE

OFF STREET PARKING:
situated immediately in front of the house and offering space for up to three cars. Gated side access leading to:-

REAR GARDEN: 30' 0'' x 26' 0'' (9.14m x 7.92m)
designed for ease of maintenance and paved with ample space for garden furniture, potted plants and barbecuing etc. Enjoying a good amount of privacy courtesy of brick/fence boundaries with an assortment of flowering plants, mature shrubs and specimen trees. Of particular note there is an established wisteria along the rear boundary wall. Steps down to:-

CELLAR: 11' 5'' x 10' 6'' (3.48m x 3.20m) with restricted head height 5'11"/1.80m
Wall mounted Worcester Bosch gas fired combination boiler. Light, power and water connected.

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 and is subject to a perpetual yearly rentcharge of £4.5s.0d. This information should be checked with your legal adviser.

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