GROUND FLOOR

APPROACH:
via front garden, landscaped to block paving to afford off-street parking for one family sized car. There is an EV charging point and an attractive covered entrance with the main front door to the house. This opens to:-

ENTRANCE VESTIBULE:
high ceilings with ceiling coving, original flooring, coat hooks, high level fuse box and meters, part glazed period door leading to:-

ENTRANCE HALLWAY:
wonderful high ceilings with ceiling coving, feature archway and original staircase rising to the first floor with bespoke understairs shoes/coats storage cupboard. Original flooring, period style radiator. Doors radiate to:-

SITTING ROOM:  17' 6'' x 15' 11'' (5.33m x 4.85m)
large bay fronted sitting room with high ceilings, ceiling coving and picture rail, feature chimney recess with wood burning stove, radiator and wide bay to front comprising period windows with built-in bench seat and log store.

RECEPTION 2/FAMILY ROOM:  13' 11'' x 13' 0'' (4.24m x 3.96m)
high ceilings, ceiling coving, feature chimney recess, period style radiator and wide wall opening creating a sociable connection through to the:-

KITCHEN/DINING ROOM:  20' 11'' x 17' 7'' (6.37m x 5.36m)
a sociable family kitchen/dining space which has been extended over the side return with large roof light lanterns providing plenty of natural light. Modern fitted kitchen with matt dark blue handless units with grey quartz worktop over and inset 1½ bowl sink and drainer. Integrated appliances include AEG eye level ovens, induction hob with counter fitted extraction behind, wine fridge, fridge/freezer and dishwasher. Dining area has ample space for family sized dining furniture, contemporary upright radiators, bi-folding doors providing access out to the rear garden, and door leads to a useful:-

STORAGE ROOM:  10' 2'' x 9' 2'' (3.10m x 2.79m)
range of base and eye level units with worktop over and inset 1½ bowl sink, wall mounted Worcester gas boiler, radiator, tiled floor, double glazed window to rear and double glazed door to side accessing the rear garden.

UTILITY ROOM/WC:
low level wc, wash basin, wall mounted cabinet and appliance space for washing machine and dryer.

FIRST FLOOR

LANDING:
split level landing with doors off to bedroom 1 and 2 to the front and bedroom 3 and family bathroom to the rear. Staircase continues up to the second floor landing.

BEDROOM 1: 20' 10'' x 15' 10'' (6.35m x 4.82m)
high ceilings with ceiling coving, wide bay to front comprising timber framed double glazed windows with built-in plantation shutters, radiator and door to:-

En-Suite Shower Room/WC:
good sized en-suite with white suite comprising walk-in shower enclosure with dual headed system fed shower, low level wc, pedestal wash basin, chrome effect heated towel rail, part tiled walls and extractor fan.

BEDROOM 2:  14' 1'' x 13' 1'' (4.29m x 3.98m)
double bedroom with high ceilings, ceiling coving, picture rail, two timber framed double glazed sash windows to rear elevation, radiator.

BEDROOM 3:  13' 11'' x 10' 2'' (4.24m x 3.10m)
double bedroom with double glazed sash window to rear elevation overlooking rear and neighbouring gardens, ceiling coving, wood laminated flooring and a radiator.

BATHROOM/WC:
white suite comprising panelled bath, low level wc, pedestal wash basin, heated towel rail, part tiled walls, window to side and door accessing recessed airing cupboard housing hot water tank.

SECOND FLOOR

LANDING:
good sized landing with Velux skylight window providing plenty of natural light through the landing and stairwell. Built-in shelving and storage cabinets, doors to bedrooms 4 and 5, and a further low level door off the lower half landing accessing a useful loft storage space.

BEDROOM 4:  15' 6'' x 12' 10'' (4.72m x 3.91m)
good sized landing with Velux skylight window providing plenty of natural light through the landing and stairwell. Built-in shelving and storage cabinets, doors to bedrooms 4 and 5, and a further low level door off the lower half landing accessing a useful loft storage space.

BEDROOM 4:  15' 6'' x 12' 10'' (4.72m x 3.91m)
double bedroom with period fireplace, windows to front elevation, radiator.

BEDROOM 5:  14' 5'' x 13' 7'' (4.39m x 4.14m)
double bedroom with period fireplace, radiator and double glazed windows to rear elevation.

BATHROOM/WC:
white suite with corner shower enclosure and system fed shower, low level wc, wash hand basin with storage cabinet beneath and extractor fan.

OUTSIDE

FRONT GARDEN & PARKING:
the front of the property has been tastefully landscaped to block paving to afford off-street parking for a family sized vehicle with EV Charger, a rare benefit in Westbury Park houses.

REAR GARDEN:  34' 0'' x 24' 0'' (10.36m x 7.31m)
a sunny south-westerly facing level rear garden mainly laid to lawn with paved seating area closest to the kitchen extension. High level boundary wall with gated access out onto a useful rear access lane, perfect for bicycle access.

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 £8.15s.0d. This information should be checked with your legal adviser.

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