GROUND FLOOR

APPROACH:
via a driveway providing off road parking for at least one vehicle. The driveway sweeps up to the main central entrance of this attractive house and into the entrance porch.

ENTRANCE PORCH: (11' 0'' x 3' 8'') (3.35m x 1.12m)
tiled floor with inset floor mat, built in shelving, inset spotlights and a part glazed door into the main reception hallway.

ENTRANCE HALLWAY: (11' 6'' x 10' 8'' inclusive of staircase) (3.50m x 3.25m)
a welcoming well-proportioned central hallway with high ceilings, feature ceiling beams, picture rail and tiled floor. Period style radiator, alarm control panel, meter cupboard and doors leading off to the sitting room, kitchen/dining room and utility room, which in turn connects through to the ground floor study/play room.

SITTING ROOM: (28' 1'' x 15' 9'' max into chimney recess/14'0 min) (8.55m x 4.80m/4.27m)
a wonderful bright through reception room with bay window to front comprising double glazed timber framed windows, feature open fireplace with stone surround and hearth with windows either side set into the chimney recesses, further windows and central French doors to rear provide further natural light and seamless access out onto the south westerly facing rear garden.

KITCHEN/DINING ROOM: (22' 2'' x 14' 4'' max in dining area/16'8 max in kitchen) (6.75m x 4.37m/5.08m)
a large sociable L shaped kitchen/dining space flooded with natural light provided by the south westerly aspect and plenty of windows including a bay window to rear, further windows, Velux skylight and French doors. The kitchen comprises a fitted kitchen with granite worktops over with an integrated oven, gas hob, dishwasher and 1½ bowl sink. Further appliance space for fridge/freezer, breakfast bar, exposed stripped floorboards and radiators. Door leads off the kitchen to a ground floor cloakroom/wc.

GROUND FLOOR CLOAKROOM/WC:
low level wc, wash hand basin with tiled splashbacks and double glazed window to side.

OFFICE/PLAY ROOM: (9' 9'' x 7' 3'') (2.97m x 2.21m)
a useful hideaway home office space with timber framed double glazed windows to front and a radiator.

UTILITY:
range of base and eye level units, worktop, inset sink, wall mounted Worcester gas boiler, plumbing and appliance space for washing machine and dryer, tiled floor and part glazed door to side accessing the side pathway which connects from the driveway to the rear garden.

FIRST FLOOR

LANDING: (11' 5'' x 8' 0'') (3.48m x 2.44m)
large central landing with timber framed double glazed windows to front providing natural light through the landing and stairwell. Doors lead off to bedroom 1, bedroom 2, bedroom 3, bedroom 4 and family bathroom/wc. Staircase rises to second floor landing with understairs storage cupboard.

BEDROOM 1: (rear) (16' 3'' x 14' 0'') (4.95m x 4.26m)
a double bedroom with high ceilings, built in wardrobes, dual aspect double glazed windows to rear and side offering a lovely outlook over the rear garden.

BEDROOM 2: (front) (15' 7'' max into bay x 14' 0'') (4.75m x 4.26m)
a wide bay to front comprising timber framed double glazed windows overlooking the front garden and driveway, picture rail, built in wardrobes containing a wash basin and vanity unit. Radiator and cable tv and telephone points.

BEDROOM 3: (rear) (12' 10'' max into recess x 11' 6'') (3.91m x 3.50m)
a double bedroom with timber framed double glazed windows to rear, offering a similar outlook as bedroom 1. Radiator and picture rail.

BEDROOM 4: (10' 2'' x 10' 0'') (3.10m x 3.05m)
a double bedroom with double glazed windows to side and a radiator.

FAMILY BATHROOM/WC:
a good sized family bathroom with large double ended bath tub, recessed shower enclosure with system fed shower, low level wc, pedestal wash basin. Built in low level airing cupboards, radiator and double glazed windows to side.

SECOND FLOOR

LANDING:
a Velux skylight window to side, high level hatch accessing some eaves storage space and a door accessing bedroom 5.

BEDROOM 5: (21' 2'' x 11' 6'' max taken below sloped ceilings) (6.45m x 3.50m)
double glazed timber framed windows to rear offering a lovely outlook over rear and neighbouring gardens, 2 further Velux skylight windows to front, low level doors access loft storage space and further door with 3 steps down into an:

En Suite Bathroom/WC:
white suite comprising a panelled bath with electric shower over, low level wc, wash hand basin set into a granite worktop with storage cabinet beneath. Large Velux skylight window to rear and a radiator.

OUTSIDE

OFF ROAD PARKING & FRONT GARDEN:
the property has a lovely wide front garden with paved area providing off road parking for at least one car and gated pathways either side accessing the rear garden. There is a large level lawned section of front garden, low level boundary walls and various shrubs and mature trees.

REAR GARDEN: (approx. 60' 0'' x 55' 0'') (18.27m x 16.75m)
an incredibly sunny and good sized level lawned rear garden with a south westerly aspect enjoying uninterrupted daytime sunshine with generous paved seating area closest to the property. Two gated side courtyard areas providing ample space for recycling areas, bike sheds etc.

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 by your legal adviser.

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

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.