GROUND FLOOR

APPROACH:
via block paved driveway providing ample off road parking for at least two cars. The driveway leads beside a tastefully landscaped tiered front garden and rises up to the covered entrance and double front door accessing the central reception hallway.

RECEPTION HALLWAY: (15' 8'' x 8' 4'' max inclusive of staircase) (4.77m x 2.54m)
a wide welcoming entrance hallway with original staircase rising to first floor landing, understairs cloakroom/wc, period style radiator, meter cupboard, underfloor heating. Doors off to sitting room and large open plan kitchen/dining/living area.

SITTING ROOM: (15' 11'' into bay x 12' 2'' into chimney recess) (4.85m x 3.71m)
a light and airy sitting room with box bay to front comprising double glazed windows overlooking the front garden and driveway, period style radiator, underfloor heating, feature fireplace, high ceilings with ceiling coving, tv point.

KITCHEN/DINING/LIVING SPACE: (30' 4'' max x 23' 6'' max) (9.24m x 7.16m)
a breathtaking extended sociable kitchen/dining/living space finished to a high standard. There is a high specification kitchen comprising base level gloss white units with white Silestone worktop over and integrated Neff appliances including eye level oven, induction hob with ceiling mounted extraction, tall larder fridge and separate larder freezer, pan drawers and various storage compartments. The kitchen has an overhanging breakfast bar providing seating and a natural divide between the kitchen and dining space as well as flowing round into a snug seating area with ample space for sitting furniture with built-in cupboards and shelving to chimney recesses. The dining area is blessed with an abundance of natural light provided by the architectural glass sliding doors and rooflight glazed panel and there is seamless access out onto the rear garden. Door leads off the kitchen through to the utility room, which in turn accesses the storage garage.

UTILITY ROOM: (7' 7'' x 6' 4'') (2.31m x 1.93m)
a useful utility space with built-in base and eye level units with Silestone worktop over and plumbing and appliance space for washing machine and dryer, double glazed window to side, heated towel rail, door accessing integrated storage garage.

CLOAKROOM/WC:
low level wc, wall mounted wash basin with glass splashback, inset spotlights, extractor fan.

FIRST FLOOR

LANDING:
a L shaped landing with staircase continuing up to the loft conversion. Doors lead off to bedroom 2, bedroom 3, bedroom 4, bedroom 5 and the home office.

BEDROOM 2: (front) (13' 7'' x 12' 1'' into chimney recess) (4.14m x 3.68m)
a double bedroom with double glazed windows to front offering a lovely outlook between neighbouring buildings towards the Bath hills in the distance. Period style fireplace with tiled hearth, radiator.

BEDROOM 3: (rear) (13' 1'' x 11' 3'' into chimney recess) (3.98m x 3.43m)
a double bedroom with double glazed windows to rear, period fireplace, radiator.

BEDROOM 4: (front) (13' 10'' x 8' 4'') (4.21m x 2.54m)
a double bedroom with recessed wardrobes, inset spotlights, double glazed window to front, radiator.

BEDROOM 5: (front) (9' 6'' x 8' 7'') (2.89m x 2.61m)
a single bedroom with double glazed windows to front offering a similar outlook as bedroom 2. High ceilings, radiator.

HOME OFFICE: (9' 1'' into recess x 8' 5'') (2.77m x 2.56m)
an L shaped home office room with high ceilings and ladder accessing a mezzanine galleried storage area with skylight window and further double glazed window to rear, further loft hatch accesses loft storage space.

FAMILY BATH/SHOWER ROOM/WC: (9' 0'' x 6' 4'') (2.74m x 1.93m)
a white suite comprising double ended bath with central mixer taps, corner shower enclosure with dual headed system fed shower, low level wc, wash hand basin with storage drawers beneath, alcove shelf with recessed built-in mirror, inset spotlights, extractor fan, double glazed windows to rear.

SECOND FLOOR

LANDING:
skylight window providing natural light. Door accessing:-

BEDROOM 1: (12' 7'' x 9' 7'' plus walk-in dressing area) (3.83m x 2.92m)
a spacious loft converted double bedroom with large picture window to rear offering an open outlook over rear and neighbouring gardens.

Dressing Area: (13' 9'' x 7' 7'' max taken below sloped ceilings) (4.19m x 2.31m)
a useful recessed dressing area with open cabinets with built-in hanging space and drawers, space for dressing table, large Velux skylight window providing superb views over rooftops of neighbouring buildings and central parts of Bristol towards the Bath hills in the distance. Low level doors access recessed eaves storage cupboards.

En-Suite Shower Room/WC: (8' 3'' x 5' 3'') (2.51m x 1.60m)
a good sized en-suite shower room with white suite comprising oversized shower enclosure with system fed dual headed shower, low level wc, wash hand basin with storage drawers beneath, double glazed windows to rear, tiled floor, tiled walls, inset spotlights, extractor fan, contemporary upright radiator.

OUTSIDE

FRONT GARDEN & OFF STREET PARKING:
block paved driveway providing ample off road parking for at least two cars. The driveway leads beside a tastefully landscaped tiered front garden.

INTEGRATED STORAGE GARAGE: (approx. 10' 0'' x 8' 6'') (3.05m x 2.59m)
a useful storage space for bicycles, camping equipment etc., with electric roller shutter door, wall mounted Worcester gas boiler and pressurised hot water tank.

REAR GARDEN: (approx. 30' 0'' across x 22' 0'' plus side return courtyard area) (9.14m x 6.70m)
a tastefully landscaped level rear garden attracting plenty of the afternoon summer sunshine. Mainly laid to lawn with generous paved seating area wrapping round the kitchen/dining space. Raised flower border containing various plants and shrubs. Door accessing pedestrian side access lane. Tasteful built-in shed tucked beside the kitchen/dining space. Outdoor lighting and power sockets.