GROUND FLOOR

APPROACH:
via a covered entrance where you will find the main front door to the house.

ENTRANCE HALLWAY:
a spacious welcoming entrance hallway leads through the house beside the door to the garage. Further door to useful understairs storage cupboard and, at the bottom of the hallway there is a staircase rising to first floor landing. Further doors accessing reception 2/bedroom 4 and utility/ground floor wc. Radiator.

RECEPTION 2/BEDROOM 4: (13' 4'' x 8' 8'') (4.06m x 2.64m)
a second reception room with floor to ceiling sliding patio doors providing a direct access out onto the rear garden. Radiator.

UTILITY ROOM/GROUND FLOOR WC: (6' 3'' x 5' 9'') (1.90m x 1.75m)
low level wc with concealed cistern, small bowl style sink, plumbing and appliance space for washing machine and dryer, wall mounted Vaillant gas boiler and high level window.

INTEGRAL GARAGE: (18' 1'' x 8' 8'') (5.51m x 2.64m)
a single garage with up and over door, power and light.

FIRST FLOOR

LANDING:
door accesses the through lounge/dining room.

THROUGH LOUNGE/DINING ROOM: (31' 9'' x 15' 0'' max in living area/7'6 min in dining area) (9.67m x 4.57m/2.29m)
a large sociable through reception room with plenty of natural light provided by the double glazed windows to front in the dining area and large floor to ceiling double glazed sliding doors to rear which access the south facing balcony. Staircase rises to the second floor landing, exposed stripped floorboards, radiators and a wide wall opening off the dining area providing a sociable connection with the kitchen.

KITCHEN: (10' 4'' x 8' 0'') (3.15m x 2.44m)
a modern fitted kitchen comprising base and eye level cupboards and drawers with roll edged woodblock effect worktop with inset sink and drainer unit. Integrated appliances including an electric oven with Neff ceramic hob & chimney hood over and dishwasher. Appliance space for freestanding fridge/freezer. Large picture window to front and part tiled walls.

SECOND FLOOR

LANDING
doors off to three bedrooms, family bathroom and a recessed airing cupboard.

BEDROOM 1: (rear) (15' 0'' x 8' 8'') (4.57m x 2.64m)
a double bedroom with south facing double glazed windows to rear, overlooking rear and neighbouring gardens, exposed stripped floorboards and a radiator.

BEDROOM 2: (front) (12' 8'' x 8' 10'') (3.86m x 2.69m)
a double bedroom with double glazed windows to front, exposed stripped floorboards and a radiator.

BEDROOM 3: (front) (9' 8'' x 6' 0'') (2.94m x 1.83m)
a single bedroom with double glazed windows to front, exposed painted floorboards and a radiator.

BATHROOM/WC:
white suite comprising panelled bath, low level wc, pedestal wash basin, corner shower enclosure with Mira electric shower, rooflight window, tiled walls and ceiling coving.

OUTSIDE

REAR GARDEN: (approx. 32' 0'' x 16' 0'' min/22ft max) (9.75m x 4.87m/6.71m)
a level low maintenance south facing rear garden, mainly laid to paving and stone chippings with flower borders containing various shrubs and trees.

FIRST FLOOR BALCONY:
off the lounge/dining room there is a south facing decked balcony providing seating.

PARKING:

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 £14.14s.0d p.a. This information should be checked with your legal adviser.

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