GROUND FLOOR

APPROACH:
from the pavement the property is accessed via brick paved driveway providing valuable off street parking for 3 cars. Seven stone steps ascend up to the solid wood panelled front door, opening into:-

ENTRANCE HALLWAY: (11' 1'' x 6' 1'') (3.38m x 1.85m)
the entrance hallway is an extremely welcoming space with circa 10ft high ceilings, beautiful turning staircase ascending to first floor landing and descending to lower ground floor hallway. Ample coat/storage space, double glazed window to the right hand side elevation, gas column radiator and light point. Stylishly decorated tiled flooring throughout the hallway. Access to the living/sitting room to the front elevation and the kitchen/dining space to the rear elevation.

LIVING/SITTING ROOM: (15' 4'' x 14' 1'') (4.67m x 4.29m)
tastefully decorated bay front living/sitting room with very high ceilings circa 10ft, exposed stripped floorboards, cast iron period fireplace with tiled inserts, built in painted cupboard space, double glazed sash window to the front elevation overlooking front garden and driveway, column radiator, tv point, light point, moulded skirting boards.

OPEN-PLAN KITCHEN/DINING ROOM: (20' 1'' x 12' 5'') (6.12m x 3.78m)
the kitchen has been comprehensively fitted with an array of base level shaker style units comprising drawers and cabinets, solid oak roll edged worktops, stainless steel sink unit with mixer tap and drainer unit to side, 4 ring gas induction hob with extractor fan over, integrated double oven, tiled flooring throughout, high ceilings circa 10ft, inset ceiling lights overhead, light point, additional storage to side through large butler's pantry with space for standing fridge/freezer, gas column radiator, moulded skirting boards, large double glazed bay windows to rear elevation overlooking large garden,. French doors open onto the rear garden.

FIRST FLOOR

LANDING:
accessed via turning staircase rising from the entrance hallway. Spacious landing with large skylight above providing plenty of natural light, high ceilings, doors off to bedroom 1, bedroom 2, bedroom 4, bathroom and separate wc.

BEDROOM 1: (14' 5'' x 11' 10'') (4.39m x 3.60m)
stripped wooden floorboards, double glazed windows to the front elevation overlooking the front garden and driveway, moulded skirting boards, inset ceiling downlights, stylishly square panelled to rear wall with a disguised inbuilt storage space providing ample storage for clothes, accessories etc. Column radiator.

BEDROOM 2: (13' 1'' x 12' 10'') (3.98m x 3.91m)
double glazed sash windows to rear elevation overlooking the rear garden, stripped wooden floorboards, column radiator, moulded skirting boards, inset ceilling downlights, built-in storage space.

BEDROOM 4: (12' 10'' x 7' 6'') (3.91m x 2.28m)
double bedroom with double glazed sash windows to the rear elevation overlooking the rear garden, exposed stripped wooden floorboards, light point, cast iron fireplace. Adjacent to bedroom 4 is a separate wc.

SEPARATE WC:
tiled flooring, double glazed sash window to side elevation, low level wc, floor standing wash hand basin.

FAMILY BATHROOM:
renovated recently to a high standard with double glazed sash windows overlooking the front elevation, painted exposed wooden floorboards, wall mounted three tap hole cross head tap mixer tap, stylish floor standing wash hand basin with limestone effect support stand with built in cupboards, bath with separate decoratively tiled shower with wall mounted stainless steel controls and detachable shower head,

LOWER GROUND FLOOR

HALLWAY:
accessed via turning staircase descending from raised ground floor entrance hallway; spacious and decoratively tiled hallway with doors off to bedroom 3, shower room/wc, boiler/storage room and second reception room. Doorway leading out onto the side access leading to the garden to the left or right out onto the driveway. Tiled flooring.

BEDROOM 3: (15' 1'' x 13' 5'') (4.59m x 4.09m)
bay fronted bedroom to the front elevation with double glazed sash windows, exposed stripped wooden floorboards, inset ceiling downlights, light point, gas column radiator.

RECEPTION 2: (24' 0'' x 19' 2'') (7.31m x 5.84m)
this versatile room is currently used as a secondary living space but due to the room having an array of base & drawer units with swan neck sink to the rear wall, could be also doubled as a workshop/utility space dependent on one's needs. Double glazed windows to the rear elevation, tiled flooring throughout, light point, also feature.

SHOWER/WC:
carefully and stylishly renovated by the current owner, large shower unit with emerald green tiled ceramic tiles, wall mounted shower unit with overhead shower head and hand held shower attachment, wall standing wash hand basin with wall mounted three tap hole crosshead mixer tap, low level wc, double glazed sash window to the side elevation, inset ceiling lights. Adjacent to this shower room is a very useful storage area for a variety of uses.

OUTSIDE

FRONT GARDEN:
compact front garden with raised flower beds to its borders which houses an array of colourful plants and shrubbery.

REAR GARDEN:
accessed via side entrance tiled walkway directly outside the kitchen/dining room leading out to a large rear garden, which is split with both turf as well as brick paved sections. Deep mature borders planted with a variety of established trees, plants and flowers providing a very tranquil setting for an inner city garden. The garden continues to the side elevation to a 25ft x 19ft area mainly laid to bark with a children's play area with tree house, mature borders with a variety of plants and trees. Steps descend down to side entering into the lower ground floor and steps ascend to the front driveway through private metal gate.

OFF STREET PARKING:
large brick paved driveway with off street parking for three cars.

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: D

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.