GROUND FLOOR

APPROACH:
tiled pathway intersecting front garden leads up to wooden door with stone surround and decorative glass above, opens to:-

ENTRANCE VESTIBULE:
high ceilings with ceiling cornicing, original checkered board tessellated tiled floor, head height gas meter, wall mouldings and internal stained glass wooden door into:-

ENTRANCE HALLWAY:
high ceilings and ceiling mouldings continue, dado rail, radiator, turning staircase rising to first floor with pull out understairs drawers for accessible storage and further cupboards and head height meter cupboard.

SITTING ROOM: (15' 0'' x 13' 7'') (4.57m x 4.14m)
wood framed double glazed sash windows to front elevation into shallow angled bay with high ceilings and ceiling mouldings continuing, picture rail, radiator, cast iron insert fireplace with decorative surround, wooden mantle and slate hearth and built in shelving and cabinet to one side.

KITCHEN: (13' 0'' x 11' 1'') (3.96m x 3.38m)
high ceilings continue, eye and floor level kitchen units with square edged work surfaces with under counter lighting extending to breakfast bar with space for three people, space saving P-shaped carousel cupboard, stainless steel 1? sink with swan neck mixer tap and drainer, space for aga/range cooker with integrated extractor over, integrated fridge/freezer, integrated dishwasher.

UTILITY ROOM: (9' 9'' x 5' 2'') (2.97m x 1.57m)
natural light from wood framed double glazed skylight above, side window and window and door to rear elevation onto garden. Tiled flooring throughout, space for three side by side kitchen appliances.

CLOAKROOM/WC:
accessed from the hallway, side window into utility room, close coupled wc, hand basin with mixer tap, wood effect flooring, coat hanging rail, ceiling height shelving and extractor fan.

DRAWING ROOM: (18' 2'' x 11' 6'') (5.53m x 3.50m)
rear reception room with a pair of double glazed wood framed doors opening directly onto rear garden, high ceilings continue with ceiling mouldings, white marble fireplace surround with slate hearth around a wood burning stove. Built in cupboards and shelving and a pair of radiators.

FIRST FLOOR

SPLIT LANDING:
with doors off to bedroom 1 and bedroom 2 at the front and to bedroom 3 and family bathroom and cloakroom at the rear.

BEDROOM 1: (17' 5'' x 15' 0'') (5.30m x 4.57m)
wide shallow angled window bay with wood framed double glazed sash windows to front elevation and further matching window with a pair of radiators below, ceiling mouldings, cast iron insert fireplace with wooden surround and slate hearth and built in wardrobes on opposing wall.

BEDROOM 2: (12' 11'' x 10' 11'') (3.93m x 3.32m)
wood framed sash window to rear elevation, simple ceiling mouldings, radiator, hand basin with cupboards below.

BEDROOM 3: (11' 9'' x 11' 7'') (3.58m x 3.53m)
a pair of wood framed sash windows with decorative stained glass above and radiator below to rear elevation overlooking garden and built in wardrobes on opposing wall.

CLOAKROOM:
partially obscured upvc double glazed window to the side elevation, close coupled wc, book shelving and radiator.

BATHROOM:
partially obscured upvc double glazed window to the side elevation, fully tiled walls, steel bath with mixer tap and shower attachment, pedestal hand basin, mirrored medicine cabinet, radiator, heated towel rail.

SECOND FLOOR

LANDING:
wood framed double glazed skylight providing natural light through the landing and stairwell with doors to side and front leading off to bedrooms 4 and 5. Drop down access hatch.

BEDROOM 4: (17' 4'' x 11' 3'') (5.28m x 3.43m)
wide dormer to front elevation with upvc double glazed windows allows for generous head height throughout and built in wardrobes along the side wall.

BEDROOM 5: (11' 2'' x 9' 5'') (3.40m x 2.87m)
upvc double glazed window to the rear elevation with far reaching views, eaves storage cupboards and small loft access point.

OUTSIDE

FRONT GARDEN:
a low brick wall encloses a pleasant front garden with well stocked flower beds which also provide for bin storage.

REAR GARDEN: (32' 10'' x 16' 7'') (10.00m x 5.05m)
the rear garden is accessed via either utility room onto patio to the side of the property or down from a raised deck adjoining the rear reception room. A predominantly lawned north easterly facing garden extends away from the property with timber panelled on three side with mature bedded borders and a small timber shed to the rear. There is outside water supply, a shallow undercroft positioned under the decked area and a rear access gate leading onto a service lane behind.

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 with a perpetual yearly rent charge of £6. This information should be checked with your legal adviser.

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