GROUND FLOOR

APPROACH:
via a landscaped driveway providing the rare advantage of off road parking. The driveway leads to a pathway to the right of the building where you will find the main front door to the house.

ENTRANCE HALLWAY:
a wide welcoming central entrance hallway with a gorgeous original staircase rising to first floor landing, high ceilings with ornate ceiling cornicing and central ceiling rose. There are exposed stripped floorboards with inset floormat, radiator, low level meter cupboards. Doors leading off to the sitting room and kitchen/dining/living area. Further doors access generous understairs cupboard and cloaks storage cupboards.

SITTING ROOM: (front) (19' 9'' into bay x 17' 1'' into bay) (6.02m x 5.20m)
an elegant sitting room spanning the entire width of the house with dual aspect bay windows to front and side containing sash windows, high ceilings with original ceiling cornice, central ceiling rose and picture rail. Feature fireplace with inset woodburning stove, wood surround and mantle. Exposed stripped floorboards, built-in book shelving to chimney recesses, radiator.

KITCHEN/BREAKFAST ROOM: (17' 8'' x 11' 10'') (5.38m x 3.60m)
a good sized sociable kitchen/dining space with a modern fitted kitchen comprising gloss base and eye level units with grey quartz worktop over and inset 1 ½ bowl sink and drainer unit, stainless steel electric double oven with built-in microwave over. Further integrated appliances include fridge/freezer and dishwasher. Large sash window to side provides plenty of natural light through the kitchen/dining room. High ceilings with inset spotlights and picture rail, contemporary upright radiator, engineered oak flooring, ample space for dining table and chairs, wide wall opening creating a sociable connection through to:-

SNUG/GARDEN ROOM: (21' 3'' x 10' 10'') (6.47m x 3.30m)
two large Velux skylight windows, glazed double doors to side providing a seamless access out onto the level rear garden, inset spotlights, contemporary upright radiator. This living space extends into a study area where there is a double glazed window to side and door accessing:-

UTILITY ROOM/WC:
plumbing and appliance space for washing machine and dryer with built-in worktop over, low level wc with concealed cistern and wash hand basin with storage cabinet beneath. Engineered oak flooring, dual aspect double glazed windows to rear and side.

FIRST FLOOR

LANDING:
a generous landing with two large sash windows to side providing natural light through the landing and stairwell, large recessed storage cupboard. Staircase continues up to second floor landing. Doors off to bedrooms 1 and 2.

BEDROOM 1: (17' 1'' into bay x 13' 2'') (5.20m x 4.01m)
a good sized principal double bedroom with high ceilings, ceiling cornicing and picture rail, feature fireplace, low level built-in storage cupboards to chimney recesses, wide bay to front comprising three sash windows, radiator. Door accessing:-

En-Suite Shower Room/WC:
white suite comprising shower enclosure with system fed shower, low level wc with concealed cistern, wash hand basin set onto a wooden counter with tiled splashbacks and storage shelf beneath. Tiled floor, part tiled walls and heated towel rail.

BEDROOM 2: (rear) (13' 3'' x 12' 2'' (4.04m x 3.71m)
high ceilings with original ceiling cornicing and picture rail, large sash window to rear, built-in wardrobes, radiator. Door accessing:-

En-Suite Shower Room/WC
an oversized shower enclosure with electric Mira shower, low level wc, wash hand basin with storage drawers beneath, tiled floor, part tiled walls, heated towel rail.

SECOND FLOOR

LANDING:
a central landing with doors off to three further double bedrooms and a generous family bath/shower room/wc, plus additional study.

BEDROOM 3: (front) (14' 2'' x 8' 10'') (4.31m x 2.69m)
double bedroom with sash window to the front elevation, period boarded fireplace, radiator.

BEDROOM 4: (front) (14' 2'' x 8' 5'') (4.31m x 2.56m)
double bedroom with dual aspect double glazed windows to front and side, high ceilings, radiator.

BEDROOM 5: (rear) (12' 9'' x 9' 1'') (3.88m x 2.77m)
double bedroom with attractive period fireplace, radiator, sash window to rear.

STUDY: (side) (6' 4'' x 4' 6'') (1.93m x 1.37m)
a useful study room with built-in shallow desk, built-in storage shelving and two pretty arched sash windows to side offering a lovely outlook down Elgin Park and over rooftops of Redland.

BATHROOM/WC:
a modern fitted bathroom of a lovely size with panelled bath, mixer taps and shower attachment. Walk-in oversized shower enclosure with system fed dual headed shower. Low level wc with concealed cistern, built-in cabinets, wash hand basin with mirror over, radiator, heated towel rail, large sash window to side offering a similar outlook as the study.

OUTSIDE

OFF ROAD PARKING & FRONT GARDEN:
the front of the property is tastefully landscaped with paving to provide off road parking for at least one car, with a courtyard seating area beside attracting much of the days sunshine, pathway leading up the side of the property to the front door of the house and access through to the rear garden.

REAR GARDEN:
a level lawned rear garden with generous paved seating area closest to the kitchen/dining space. the garden has a south easterly open side aspect and therefore attracts much of the days sunshine. There is an attractive stone boundary wall and flower borders containing various plants, climbers and a mature pear tree. Behind the kitchen extension there is a useful recess with a garden shed.

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 £8.18s.6d. This information should be checked with your legal adviser.

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