GROUND FLOOR

APPROACH:
via the driveway providing off road parking for at least one vehicle, there is an EV charging point and central feature archway with covered entrance where you will find the main front door to the property.

ENTRANCE HALLWAY:
a welcoming central entrance hallway with staircase rising to the first floor landing and understairs storage cupboard, doors lead off the hallway to the sitting room, reception 2/play room and the kitchen/breakfast room, which in turn leads through to reception 3/family room. Fuse box for electrics, coat hooks and a radiator.

SITTING ROOM: (front) (15' 0'' into bay x 12' 0'' into chimney recess) (4.57m x 3.65m)
bay fronted sitting room with high ceilings, picture rail, an attractive feature fireplace with slate hearth, radiator and double glazed windows to front.

RECEPTION 2/PLAY ROOM: (front) (14' 7'' into bay & built-in cupboards x 9' 11'') (4.44m x 3.02m)
a beautiful second reception room, which would make a perfect home office or children’s play room with high ceilings, bay window to front comprising double glazed windows, radiator and doors accessing recessed storage cupboards.

KITCHEN/BREAKFAST ROOM: (18' 9'' x 14' 1'' max in kitchen area) (5.71m x 4.29m)
a fitted kitchen comprising base and eye level cupboards and drawers with wood block worktop over with inset 1½ bowl sink and drainer unit, integrated fridge/freezer, space for range cooker, integrated microwave, wood flooring, double glazed windows to rear, double doors entering the conservatory/utility and further door opening connecting through to reception 3/family room.

RECEPTION ROOM/FAMILY ROOM: (rear) (15' 1'' into bay x 11' 0'' into chimney recess) (4.59m x 3.35m)
high ceilings, picture rail, period style fireplace, engineered oak flooring, radiator and bay window to rear comprising double glazed windows, overlooking the sunny south westerly facing level rear garden.

CONSERVATORY/UTILITY ROOM: (11' 1'' x 9' 7'' max incl. of cloakroom/wc) (3.38m x 2.92m)
plumbing and appliance space for washing machine and dryer, wall mounted Worcester gas boiler, double glazed windows to rear and side with double glazed doors accessing the patio area of the rear garden, radiator and further door off to ground floor cloakroom/wc.

CLOAKROOM/WC:
low level wc, small wash hand basin with tiled splashback and extractor fan.

FIRST FLOOR

LANDING:
a central landing with radiator, picture rail, loft hatch with pull down ladder accessing a useful loft storage area which has Velux windows and carpeting. Doors off to 4 double bedrooms, family bathroom/wc and a study or dressing room (currently also connects to bedroom 1).

BEDROOM 1: (front) (13' 6'' x 12' 0'') (4.11m x 3.65m)
high ceilings, picture rail, double glazed windows to front, radiator and doorway connecting through to dressing room/study.

BEDROOM 2: (rear) (15' 6'' into bay x 11' 0'' into chimney recess) (4.72m x 3.35m)
a double bedroom with high ceilings, picture rail, bay window to rear comprising double glazed windows overlooking the sunny south westerly facing rear garden.

BEDROOM 3: (front) (12' 7'' into wardrobes x 10' 0'' into chimney recess) (3.83m x 3.05m)
a double bedroom with high ceilings, picture rail, built in wardrobes, radiator and double glazed to front.

BEDROOM 4: (rear) (9' 10'' x 9' 9'') (2.99m x 2.97m)
a small double bedroom with double glazed window to side, radiator, small loft hatch and door accessing an en suite shower room/wc.

En-Suite Shower Room/WC: (9' 10'' x 4' 0'') (2.99m x 1.22m)
white suite comprising shower enclosure with system fed shower, low level wc and pedestal wash basin, part tiled walls, tiled floor, heated towel rail and double glazed window to rear.

OCCASIONAL BEDROOM 5/STUDY/DRESSING ROOM: (7' 7'' x 7' 0'') (2.31m x 2.13m)
window to front elevation. Doorway connecting through to bedroom 1.

FAMILY BATHROOM/WC: (7' 10'' x 6' 5'') (2.39m x 1.95m)
a white suite comprising double ended bath with mixer taps and shower attachment, low level wc, wash hand basin, tiled walls, tiled floor, contemporary radiator with inset shelving and double glazed window to rear.

OUTSIDE

OFF ROAD PARKING & FRONT GARDEN:
there is a driveway to the front of the property providing off road parking for at least one car.

REAR GARDEN: (approx. 65' 0'' x 35' 0'') (19.80m x 10.66m)
a glorious level south westerly facing rear garden mainly laid to lawn with paved seating area closest to the property, mature fruit trees and a pathway leading up the left hand side of the garden towards the garden store (formerly a garage).

GARAGE/GARDEN STORE:
in need of refurbishment this would have originally been a single garage with access out onto a lane running between Downs Park East and Downs Park West - the garage door has a fence in front of it, but this could be removed if one wanted to have access into it from the lane beside. There is also handy gated side access from the rear garden through to the driveway at the front.

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 such as carpets etc. 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

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.