GROUND FLOOR

APPROACH:
via paved driveway providing off-street parking for two cars. The driveway continues up to 3 steps leading up to the entrance porch.

ENTRANCE PORCH: 6' 3'' x 2' 9'' (1.90m x 0.84m)
Double-glazed stained glass windows to front and side, floor matting and a part-glazed front door with period glazed panels either side leading into the main entrance hallway.

ENTRANCE HALLWAY: 16' 0'' x 6' 6'' (4.87m x 1.98m)
a bright and welcoming entrance hallway with an original staircase rising to the first floor landing with a useful understairs storage cupboard, high ceilings with ceiling coving, a double glazed window to side with plantation shutters providing plenty of natural light, low level meter cupboards housing fuse box and electric and gas meters. Feature wooden wall panelling to dado height and herringbone parquet style Amtico flooring through the hallway and into the sitting room. Doors lead off to the sitting room, the large extended kitchen/dining/family room and utility room, which in turn has a door off to the ground floor cloakroom/wc.

SITTING ROOM: 16' 11'' x 13' 5'' (5.15m x 4.09m)
a large bay fronted sitting room with high ceilings, ceiling coving, feature wooden wall panelling, feature chimney recess with wood burning stove and granite hearth, herringbone Amtico flooring, wide bay to front comprising double glazed windows overlooking the front garden with plantation shutters, built-in floating shelving and storage cabinets to chimney recesses, and a radiator.

KITCHEN/DINING/FAMILY ROOM: 21' 7'' x 20' 3'' (6.57m x 6.17m)
a fabulous extended large sociable kitchen/dining/living space with a modern fitted kitchen comprising base and eye level cupboards and drawers with integrated appliances including a stainless steel eye level double oven, 4 ring Bosch induction hob, dishwasher, freezer and inset double ceramic sink. Further appliance space for a tall larder style fridge, corner cupboard houses a modern Vaillant gas boiler, large central island with overhanging breakfast bar providing seating for 4 with built in storage cabinets beneath. The kitchen and island have a white quartz worktop with upstand and splashback behind the induction hob. There is engineered oak flooring, ample space for seating and dining furniture, contemporary radiators, a large Velux skylight window and 3 sliding grey aluminium framed double glazed doors creating a wonderful wide opening and outlook over the rear garden.

UTILITY ROOM: 10' 0'' x 5' 10'' (3.05m x 1.78m)
a useful separate utility room with double glazed window to front with plantation shutters, further high level glazed window to side, built in base level units with wood block worktop over and inset sink and drainer unit, plumbing and appliance space for washing machine, tumble dryer, radiator, herringbone Amtico flooring and door accessing the ground floor wc.

WC:
low level wc, corner wash basin, heated towel rail, herringbone Amtico flooring and double-glazed window to rear.

FIRST FLOOR

LANDING:
doors leading off to all 4 bedrooms and the family bathroom/wc. There is a large obscured double-glazed window to side, with plantation shutters providing plenty of natural light through the landing and stairwell. Loft hatch with pull down ladder accessing a generous loft storage space and a radiator.

BEDROOM 1: 16' 9'' x 11' 9'' (5.10m x 3.58m)
a lovely principal double bedroom with built in wardrobes to chimney recesses, high ceilings with ceiling coving, wide bay to front with double glazed windows with plantation shutters providing a lovely open outlook over rooftops of neighbouring buildings towards Abbots Leigh in the distance and a radiator.

BEDROOM 2: 11' 11'' x 8' 11'' (3.63m x 2.72m)
a double bedroom with high ceilings with ceiling coving, plantation shutters, double glazed window to rear offering an open outlook over the rear and neighbouring gardens and a radiator.

BEDROOM 3: 11' 9'' x 8' 7'' (3.58m x 2.61m)
a double bedroom with double glazed windows with plantation shutters to rear offering a lovely open outlook over the rear and neighbouring gardens, high ceilings with ceiling coving and a radiator.

BEDROOM 4: 8' 11'' x 8' 1'' (2.72m x 2.46m)
double glazed windows to front with plantation shutters, a shallow storage cupboard with built in shelving, ceiling coving and a radiator.

FAMILY SHOWER ROOM/WC: 8' 0'' x 7' 10'' (2.44m x 2.39m)
a stylish recently renovated shower room comprising a corner oversized shower enclosure with dual headed system fed shower, low level wc with concealed cistern, wash basin set within a quartz counter with storage cabinet beneath, heated towel rail, art deco style wall tiles, tiled flooring, inset spotlights, double glazed windows to side with plantation shutters.

OUTSIDE

DRIVEWAY:
there is a paved driveway to front providing off street parking for two cars. The driveway continues round to the left hand side of the property where there is a gated side access through to the rear garden.

REAR GARDEN: 50' 0'' x 40' 0'' increasing to 50ft+ additional garden space to the side of the property (15.23m x 12.18m)
an incredibly generous rear garden space which increases in width towards the attractive rear boundary wall. The garden is mainly laid to lawn with paved seating area closest to the property with 2 steps downs into a lower tier of garden where there is a further lawned section, well stocked flower borders and gated side access to the driveway. There is an outdoor tap, outdoor power points, 2 further seating areas (top patio with ground up lighters), one of which holds onto the setting sun and a useful outbuilding/garden store, perfect for gardens/bicycle equipment etc.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents Limited, 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: E