GROUND FLOOR

APPROACH:
from the pavement of Cranbrook Road proceed through the iron gate up the steps to the open fronted porch where the entrance door to the property can be found immediately in front you. Double stained glass doors lead into the generous reception hall.

RECEPTION HALL:
having an elegant staircase ascending to the first floor, understairs storage cupboard, tall ceilings with ceiling light pint, cornicing, picture rail, radiator, stripped wooden flooring, tall moulded skirting boards, doors radiate to sitting room, dining room and breakfast room.

SITTING ROOM: 18' 9'' x 14' 5'' (5.71m x 4.39m)
box bay window to the front elevation comprising 6 double glazed windows with overlights, central fireplace with wooden mantle, built in cabinetry to either side of chimney breast, ceiling light point, coving, picture rail, radiator, moulded skirting boards.

DINING ROOM: 16' 1'' x 12' 5'' (4.90m x 3.78m)
tall ceilings with ceiling light point, large double glazed windows overlooking the private rear garden, coving, central feature fireplace with marble hearth and wooden mantle, built in cabinetry to either side of chimney breast, radiator, moulded skirting boards.

BREAKFAST ROOM: 11' 6'' x 11' 0'' (3.50m x 3.35m)
tall ceilings with ceiling light point, double glazed window overlooking the rear elevation, built in storage cupboard to one side of chimney breast, picture rail, radiator, stripped wooden flooring, skirting boards, door leading to:-

KITCHEN: 13' 11'' x 8' 10'' (4.24m x 2.69m)
fitted with a matching range of wall, base and drawer units with square edge wood effect laminate worktop over, 1½ bowl stainless steel sink with mixer tap over and drainer unit to one side, single oven with induction hob and extractor fan over, wall mounted Worcester boiler concealed within kitchen cabinetry, integrated fridge and dishwasher, space for washing machine, 2 ceiling light points, double glazed windows to side and rear elevation, wood effect tiled flooring, door leading out onto rear garden.

FIRST FLOOR

LANDING:
ceiling light point, staircase rising to second floor landing, picture rail, skirting boards, doors leading to bedroom 1, bedroom 2, bedroom 3, bedroom 4 and family bathroom/wc.

BEDROOM 2: 17' 5'' x 14' 5'' (5.30m x 4.39m)
box bay window to front elevation comprising 6 double glazed windows, an array of built in wardrobes with hanging rails and storage shelving, tall ceilings with 2 ceiling light points, picture rail, radiator, moulded skirting boards, door leading to:-

En Suite Shower/wc:
a white suite comprising of low level wc, wall mounted wash hand basin, double shower enclosure with system fed shower over, ceiling light point, extractor fan, obscure double glazed window to the side elevation, wall mounted towel radiator, tiled flooring, moulded skirting boards.

BEDROOM 3: 13' 0'' x 11' 6'' (3.96m x 3.50m)
a double bedroom with 2 ceiling light points, picture rail, double glazed windows overlooking the rear garden, radiator, moulded skirting boards.

BEDROOM 4: 11' 5'' x 10' 6'' (3.48m x 3.20m)
a double bedroom with ceiling light point, double glazed window overlooking the rear garden, built in storage shelving to either side of chimney breast, painted cast iron feature fireplace, radiator, moulded skirting boards.

BEDROOM 5: 10' 5'' x 8' 11'' (3.17m x 2.72m)
ceiling light point, double glazed window to the front elevation, picture rail, radiator, moulded skirting boards.

FAMILY BATHROOM/WC:
a white bathroom suite comprising low level wc, pedestal wash hand basin, panelled bath with electric Mira shower over, shower screen, tiled surrounds, ceiling light point, obscure window to the side elevation, radiator, tiled flooring, moulded skirting boards.

SECOND FLOOR

LANDING:
door leading to:-

BEDROOM 1: 25' 2'' x 21' 2'' (7.66m x 6.45m)
a large principal bedroom with generous ceiling height due to large dormer, inset ceiling downlighters, 2 sets of double glazed windows to the rear elevation, obscured double glazed window to the side elevation and Velux ceiling skylight to the front elevation, 2 radiators, eaves storage, moulded skirting boards, door leading to:

En Suite Shower Room/wc:
a white suite comprising of low level wc, pedestal wash hand basin with tiled splashback, shaver socket, corner shower enclosure with system fed shower over, inset ceiling downlighters, wall mounted chrome towel radiator, tile effect flooring, moulded skirting boards.

OUTSIDE

FRONT GARDEN:
designed for ease of maintenance and mainly laid to chippings with an array of mature trees, shrubs and plants to the borders, steps leading to front entrance door enclosed by brick boundary walls.

REAR GARDEN:
a sunny south westerly aspect which is mainly laid to lawn with patio area closest to the property, central pathway gives access to the rear of the garden. There are a variety of mature trees and plants to the borders enclosed by brick wall boundaries and wooden fencing, wooden gate to rear. Outside light and water tap. There is also a hard standing area which provides parking for one vehicle (via rear access lane).

SINGLE GARAGE: 17' 0'' x 10' 6'' (5.18m x 3.20m)
with up and over door, pitched roof and pedestrian access door, double glazed side window, high level boarded storage area, ceiling light point, power and space for utility storage if needed.

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: F