GROUND FLOOR

APPROACH:
from the pavement, there is a dwarf brick wall with wrought iron gate opening onto a pathway leading to the front entrance via an open-fronted porch. Solid wood panelled front door with leaded light part stained glass panel and matching windows to either side, opening to:-

RECEPTION HALL: 15' 11'' x 6' 11'' (4.85m x 2.11m)
a most welcoming introduction to this spacious family home, having an elegant staircase ascending to the first floor with arts and crafts style balustrade, exposed wooden floorboards, moulded skirting, picture rail, ornate moulded cornicing, radiator, ceiling rose with light point, useful understair storage cupboard. Panelled doors with moulded architraves, double opening cloaks cupboard with cupboard above, opening to:-

SITTING ROOM: 6' 11'' x 12' 7'' (2.11m x 3.83m)
a gracious principal reception room having virtually full width bay window to the front elevation comprising five windows with leaded light overlights. Central period fireplace with cast iron grate and surround, ornately carved stone mantle piece and slate hearth. Recesses to either side of the chimney breast, moulded skirtings, coved ceiling, picture rail, ceiling rose with light point, radiator.

CLOAKROOM/WC:
low level dual flush wc, wall mounted oak washstand with circular wash hand basin and mixer tap plus splashback tiling, tiled flooring, moulded skirtings, inset ceiling downlights.

SEMI OPEN PLAN KITCHEN/BREAKFAST/LIVING ROOM: 12' 8'' x 0' 0'' (3.86m x 0.00m)
an L shape kitchen/family entertaining space, loosely divided as follows:-

Kitchen:
shaker style base and eye level units combining drawers, cabinets and shelving. Roll edged wooden worktop surfaces with marble chevron style splashback, ceramic centre sink tidy with draining board to side and swan neck mixer tap over. Electric/gas oven with stainless steel extractor hood over. Space for an American style fridge/freezer, space for dishwasher, tiled flooring, high sloping ceiling with two Velux windows, inset ceiling downlights, extractor fan, window to the side elevation. Panelled door with moulded architraves opening to the utility room. Wide wall opening through to:-

Breakfast/Living Room:
having double doors with side windows and overlights overlooking and opening externally onto the south westerly facing rear garden. Central chimney breast with inset wood burning stove set upon a slate hearth. Recesses to either side of the chimney breast, obscure glazed display cabinet with drawer and cupboard below, moulded skirtings, exposed wooden flooring, picture rail, coved ceiling, ceiling rose with light point, two additional ceiling light points, secondary period fireplace with recesses to either side.

UTILITY ROOM: 9' 2'' x 4' 7'' (2.79m x 1.40m)
shaker base and eye level cupboards, roll edged wooden worktop surfaces, stainless steel sink with draining board to side and swan neck mixer tap over, tiled flooring, radiator, sloping ceiling with inset ceiling downlights, space and plumbing for washing machine, two windows overlooking the rear garden, Wall mounted Worcester Bosch gas fired combination boiler.

FIRST FLOOR

PART GALLERIED LANDING:
part galleried over the stairwell with arts and crafts style balustrade, turning staircase ascending to the second floor enjoying plenty of natural light via Velux window. Useful storage cupboard, moulded skirtings, picture rail, ceiling rose with light point, inset ceiling downlight. Panelled doors with moulded architraves, opening to:-

BEDROOM 1: 17' 0'' x 12' 7'' (5.18m x 3.83m)
virtually full width bay window to the front elevation comprising five windows with leaded light overlights. Central period fireplace with recesses to either side of the chimney breast. Moulded skirtings, radiator, picture rail, inset ceiling downlights, built in wardrobe.

BEDROOM 2: 16' 0'' x 11' 11'' (4.87m x 3.63m)
windows and overlights overlooking the rear garden and enjoying a south westerly orientation. Chimney breast with recesses to either side (both having built in wardrobes), moulded skirtings, picture rail, radiator, inset ceiling downlights.

BEDROOM 4: 9' 8'' x 7' 0'' (2.94m x 2.13m)
windows to the front elevation with leaded light overlights, moulded skirtings, picture rail, radiator, ceiling light point, raised height internal window through to the landing.

FAMILY BATHROOM/WC: 7' 9'' x 7' 1'' (2.36m x 2.16m)
P shaped bath with shower screen, built in shower unit, hand held shower attachment and an overhead circular waterfall style shower. Vanity unit with his and hers wash hand basins having mixer taps over plus drawers and cupboards below. Low level dual flush wc with concealed cistern. Wood effect tiled flooring, majority tiled walls, opaque glazed window to the rear elevation, heated towel rail/radiator, inset ceiling downlights, shaver point.

SECOND FLOOR

LANDING:
enjoying plenty of natural light via the aforementioned Velux window, moulded skirtings, inset ceiling downlights. Panelled doors with moulded architraves, opening to:-

BEDROOM 3: 26' 5'' x 19' 11'' (8.05m x 6.07m)
an opulent loft conversion and one of the finest examples the writer has seen with canopy style ceiling having inset ceiling downlights and three Velux windows to the front elevation with fitted blinds. Bi-folding doors to the rear elevation with south-westerly orientation and Juliet balcony. Moulded skirtings, chimney breast with recesses to either side, eaves storage cupboards, two radiators.

SHOWER ROOM/WC: 11' 4'' x 6' 9'' (3.45m x 2.06m)
walk in style shower with glass screens, low level shower tray, built in shower unit, handheld shower attachment and an overhead circular waterfall style shower. Low level dual flush wc. Pedestal wash hand basin with mixer tap and splashback tiling. Tiled flooring and partially tiled walls, moulded skirtings, high sloping ceiling with Velux window, inset ceiling downlights, extractor fan, heated towel rail/radiator, shaver point.

OUTSIDE

FRONT COURTYARD:
designed for ease of maintenance and paved with shrub borders featuring an array of mature shrubs, space for bike store.

REAR GARDEN: 53' 0'' x 20' 10'' (16.14m x 6.35m)
enjoying a sunny south-westerly orientation and enclosed on all three sides by timber fencing. Immediately to the rear of the living area there is a paved patio with ample space for garden furniture, potted plants and barbequing etc. The remainder of the garden is principally laid to lawn with railway sleeper borders and further seating area. Useful garden sheds, outside power socket, external lighting and outside water tap. Gated access onto rear lane.

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 with your legal adviser.

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