GROUND FLOOR

APPROACH:
the property is approached via wrought iron pedestrian gate up shallow turning flight of steps adjacent to a small front garden, up to part obscure glazed wooden door into:-

ENTRANCE VESTIBULE:
chequerboard tiled flooring, ceiling height modern fuse board and meters, dado rail and ceiling mouldings. Wooden door with decorative stained glass inserts, opens to:-

ENTRANCE HALLWAY:
radiator, dado rail, straight staircase rising to first floor landing, ceiling mouldings, understairs storage cupboard, three doors to principal rooms on this level.

SITTING ROOM: (15' 5'' x 13' 0'') (4.70m x 3.96m)
square window bay to front elevation with five double glazed windows with pleasant street scene views, high ceilings with ceiling mouldings, picture rail, gas fire with slate surround and hearth, shelving built into alcoves either side of chimney breast and radiator on opposing wall.

DINING ROOM: (14' 0'' x 10' 10'') (4.26m x 3.30m)
internal double glazed sliding doors opening towards rear garden into sun room, radiator, ceiling mouldings, picture rail and further internal door to breakfast room.

SUN ROOM:
a short interstitial space with shelving and further double glazed windows and door leading towards the garden.

BREAKFAST ROOM: (10' 9'' x 10' 6'') (3.27m x 3.20m)
double glazed window to side elevation, picture rail, wood effect laminate flooring, radiator, pantry cupboard with built-in shelving. Door to:-

UTILITY ROOM: (10' 6'' x 6' 9'') (3.20m x 2.06m)
tiled flooring and partially tiled walls to half wall height, roll edged worksurfaces with space and plumbing for several undercounter appliances, larger space for freestanding fridge/freezer. Enamel sink with mixer tap. Double glazed window and door to side elevation and internal door through to:-

BATHROOM:
ground floor bathroom with obscured double glazed windows to rear and side elevations, tiled and wood panelled walls, tiled floor, wall hung handbasin, steel bath with mixer shower over, radiator with towel rail, shelving above and close coupled wc.

GARDEN ROOM: (10' 10'' x 6' 6'') (3.30m x 1.98m)
accessible externally, a dual aspect room with double glazed windows and door to rear and side elevations, wood panelled walls, lighting, water supply, Belfast sink and partially tiled walls.

FIRST FLOOR

LANDING:
partially split level landing, cupboard positioned over the stairs, dado rail, further cupboard into ceiling void, loft hatch, airing cupboard housing Worcester combi boiler (installed July 2024), further wardrobe cupboard and loft access hatch to loft room with drop down ladder.

KITCHEN:
open plan with adjacent hallway and clear future use as a fourth bedroom if one were to move the kitchen downstairs; double glazed window to front elevation, tiled walls, roll edged worksurfaces, stainless steel 1 1/3rd sink with mixer tap and drainer, integrated 4 ring gas hob with electric oven below and stainless steel extractor hood with lighting over, eye and floor level kitchen units and wood effect laminate flooring.

BEDROOM 1: (15' 5'' x 11' 7'') (4.70m x 3.53m)
square window bay with double glazed windows to front elevation with pleasant street scene views, ceiling mouldings, radiator, gas fire with decorative tiled surround.

BEDROOM 2: (15' 3'' x 10' 6'') (4.64m x 3.20m)
square window bay with double glazed windows to rear elevation with pleasant far reaching views towards garden with external door leading onto terrace, tiled sill. Gas fire with wooden mantle, tiled surround and tiled hearth. Radiator.

BEDROOM 3: (14' 2'' x 10' 11'') (4.31m x 3.32m)
double glazed window to rear elevation overlooking Harcourt Road towards rear garden with radiator on opposing wall and built-in wardrobes.

BATHROOM/WC:
obscured double glazed window to side elevation, fully tiled walls, cast iron bath, corner medicine cabinet, pedestal hand basin with mixer tap and electric shower, close coupled wc, fixed wall mirror, radiator and head height cupboard.

LOFT ROOM: (20' 7'' x 9' 10'') (6.27m x 2.99m)
wood framed skylight to side elevation, wood panelled walls, eaves storage and stowable guest bed. This room is accessible via ladder only and has standing height through the centre of approximately 6ft/1.83m.

OUTSIDE

FRONT GARDEN:
a small raised bed adjacent to front path.

REAR GARDEN: (approx. 23' 0'' x 14' 0'' min) (approx. 7.01m x 4.26m)
rectangular rear garden which is predominantly paved with bedded borders to both side, two small ponds, mature hedging to one side, attractive bay tree and rear pedestrian gate opening onto:-

GARAGE: (16' 10'' x 8' 4'') (5.13m x 2.54m)
shallow pitched corrugated iron roof, double wooden doors open to a single garage with concrete hardstanding with space for one small city car.

TERRACE:
accessible from both bedroom 2 and the rear garden via steps. South-easterly facing terrace with attractive views over the surrounding area, with storage cupboard positioned below the steps.

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: E