GROUND FLOOR

APPROACH:
the property is approached via a footpath close to the children’s play park area and is marked no. 62. Part glazed door opens into:-

ENTRANCE HALL:
doors radiate to the sitting/dining room, cloakroom/wc and storage cupboard (housing Worcester gas boiler and with useful shelving space). Further useful recessed storage area with high level cupboards, tiled floor, radiator.

SITTING/DINING ROOM: (22' 0'' x 15' 6'') (6.70m x 4.72m)
floor to ceiling and almost wall to wall double glazing to the southerly aspect provides an abundance of natural daylight to this wonderfully sociable open plan living space. The left hand side has a fixed panel glazing, whereas the right hand side is a sliding patio door which opens directly out onto the rear garden. Two radiators, built-in corner unit with display shelving and built-in drinks cabinet. Central bookcase provides partial division between the sitting and dining areas. Stripped wooden open tread staircase rises to first floor landing.

KITCHEN: (9' 3'' x 6' 6'') (2.82m x 1.98m)
range of base and wall mounted units with rolled edge worksurfaces and tiled splashbacks, electric hob, electric oven and grill, space for fridge, freezer and washing machine. Plumbing and space also for a dishwasher. 1 ½ bowl sink unit with drainer and mixer tap, upvc double glazed windows to rear elevation overlooking the rear garden, tiled floor.

CLOAKROOM/WC:
white suite comprising low level wc with concealed cistern and high level wooden shelf, pedestal wash hand basin with tiled splashback, double glazed window to front elevation, and tiled floor.

FIRST FLOOR

LANDING:
high level double glazed window to front elevation bringing natural light to the landing. Doors radiate off to all rooms on this floor and ceiling hatch provides access to the loft.

BEDROOM 1: (15' 4'' x 11' 2'') (4.67m x 3.40m)
double glazed windows to rear elevation, built-in wardrobes providing hanging, shelving and storage space with central drawer arrangement and bookcase. Radiator.

BEDROOM 2: (13' 5'' x 8' 9'') (4.09m x 2.66m)
double glazed windows to front elevation, useful built-in storage accommodation with built-in drawers, and radiator.

BEDROOM 3: (8' 9'' x 7' 9'') (2.66m x 2.36m)
double glazed windows to rear elevation and radiator. Built-in wardrobe and shelving.

FAMILY BATHROOM/WC:
white suite comprising low level wc with concealed cistern, sink unit with mixer tap and storage drawers beneath, panelled bath with mains fed shower over the bath with drench rose and further handheld attachment and glazed shower screen, extensive wall tiling, tiled floor and heated towel rail, ceiling downlighters, small high level double glazed window to front elevation and extractor fan.

OUTSIDE

REAR GARDEN: (circa 32' 0'' x 16' 0'') (9.75m x 4.87m)
southerly facing landscaped patio garden with extensive paved patio and large electrically operated sun awning, further raised section, flower, shrub and bush beds. Acer and cherry tree, pedestrian gated access to the pavement beyond (ideal for loading and unloading). Gas meter and outside tap.

GARAGE: (16' 9'' x 7' 11'') (5.10m x 2.41m)
single garage with up and over door located in a nearby block of garages. Accessed as follows: exit the house and turn right passing the playground on your left and then follow the path and take the next right pathway and then two blocks of garages will be found on your left hand side. The subject garage is located in the longer rank of garages and is the third from the right hand end.

VENDOR COMMENTS
High Kingsdown has been my cherished home for the past 8 years, where I've adored everything from the house itself to the community and its prime location. Starting as a young professional, I first shared the space with housemates, then welcomed my wife, and together we've spent years refining it with decor, improvements, and custom-built furniture. With our young daughter's arrival, we have been able to fully embrace its charm, adaptability, and the convenience it offers as a family dwelling.
Nestled at the heart of this welcoming neighbourhood, it's just a stone's throw from excellent shops, cafes, and the local pub, while still offering easy car access on the quiet cul-de-sac. We're confident that the next residents of number 62 will find this place just as special as we have.

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