GROUND FLOOR

APPROACH:
from the pavement single step between stone rounded archway with central wooden panelled door with fanlight opens to:-

ENTRNCE VESTIBULE:
large vestibule area with rounded arch wood framed sash window to the front elevation, high ceilings and decorative ceiling mouldings, radiator, chessboard style floor and rounded archway with picture rail opens to:-

HALLWAY:
a central hall which provides access to turning staircases to both basement and first floor levels, chessboard style flooring continues, two doors to kitchen and sitting room. Further disused door to sitting room which could be re-instated/opened. Cupboard concealing electric consumer units.

SITTING ROOLM: 19' 8'' x 15' 7'' (5.99m x 4.75m)
dual aspect room with wood framed sash window to the side elevation and further rounded wood framed sash window to the front elevation. Partially divided into two rooms with the larger section providing cast iron insert fireplace with white marble surround, marble hearth, understairs storage cupboard, radiator, high ceilings with central ceiling rose and ornate ceiling mouldings, opens to a small section of the room where high ceilings continue with ceiling mouldings, built in wooden shelving on two walls, disused door back towards the hallway, Virgin Media and telephone connection points. This area serves as a natural study.

KITCHEN/BREAKFAST ROOM: 14' 10'' x 13' 0'' (4.52m x 3.96m)
large country style kitchen with double wood framed glazed doors with working wooden window shutters open to the side elevation onto garden, chessboard style flooring continues along with high ceilings, ceiling mouldings and alcove for disused fireplace with wooden surround. A beautiful wooden fitted kitchen with eye level display cabinets with central plate rack, glazed tile splashback and matching work surface protect a square edged wooden work surface underneath with under counter wooden kitchen cabinets and drawers with a further area of work surface and shelving to one side. Integrated enamel Belfast sink with swan neck mixer tap, countertop lighting and space for electric oven with gas hob, space for full sized dishwasher and space for American style fridge/freezer. Space for long central dining table. Radiator and internal door into:-

PANTRY:
a small walk in pantry cupboard with built in shelving to head height and lighting.

FIRST FLOOR

LANDING:
turning staircase with ornate banister rail rises to first floor landing with wood framed sash window to the front elevation, further turning staircase rising to the second floor and twin doors flank the landing to 2 bedrooms.

BEDROOM 1: 13' 10'' x 12' 10'' (4.21m x 3.91m)
can be used as an alternative reception room, wood framed sash window to the side elevation, cast iron insert fireplace with white marble surround and slate hearth, high ceilings continue with ornate ceiling mouldings, radiator, deep storage cupboard positioned behind the staircase.

BEDROOM 2: 13' 0'' x 12' 10'' (3.96m x 3.91m)
wood framed sash window to the side elevation, high ceilings continue with ceiling mouldings, cast iron insert fireplace with wooden surround and hearth, radiator, storage cupboard positioned behind the staircase.

SECOND FLOOR

LANDING:
turning staircase with ornate balustrade rises to the second floor landing with wood framed sash window to the front elevation and 3 doors on this level.

BEDROOM 3: 14' 2'' x 13' 1'' (4.31m x 3.98m)
twin rounded arch wood framed windows to the side elevation with radiator on opposing wall and cupboard positioned behind the stairs.

BATHROOM:
a large luxurious bathroom space with wood framed sash window to the side elevation with radiator on opposing wall, large wooden towel rail, cupboard positioned behind the stairs. Chessboard style flooring, cast iron insert fireplace and wooden surround, recently installed square edged acrylic bath with mixer tap with metro tile splashback, mains fed rain head shower and further shower attachment. Pedestal hand basin with splashback tiling, wall hung mirror, bidet.

SEPARATE WC:
separate to the main bathroom; small obscure glazed window to the side elevation providing natural light, close coupled wc, wall hung hand basin, chessboard style flooring.

LOWER GROUND FLOOR

LANDING:
turning staircase descends from the hallway to basement level with a:

CENTRAL HALWLAY:
flanked by bedrooms on both sides, radiator, understairs cupboard with lighting, generous ceiling height of between 7’11” and 8’4”/2.41m and 2.54m throughout the basement level and the principal rooms.

BEDROOM 4: 13' 6'' x 13' 3'' (4.11m x 4.04m)
wood framed sash window to the side elevation with natural wood finish working window shutters, built in cupboards over the disused fireplace, large storage cupboard behind the staircase, radiator.

BEDROOM 5: 13' 1'' x 11' 11'' (3.98m x 3.63m)
wood framed sash window to the side elevation with natural wood finish working window shutters, large storage cupboard behind the staircase, radiator. Internal window into hallway.

UTILITY ROOM: 19' 11'' x 4' 10'' (6.07m x 1.47m)
decorative stained glass window and further windows at ceiling height provide light from the street with further door providing a second entrance to the property. A recently installed utility room with vinyl flooring throughout with square edged work surfaces, stainless steel sink with swan neck mixer tap, eye and floor level units, wall hung Vaillant eco Tec plus 831 boiler, space for several appliances, radiator.

WINE CELLAR: 7' 11'' x 7' 7'' (2.41m x 2.31m)
walk in rounded arch storage vault currently used as wine cellar and store room with power, lighting and wall mounted gas meter.

SHOWER ROOM:
vinyl flooring continues, natural light from small window at ceiling height, recently installed shower cubicle with electric shower, tiled walls, close coupled wc, pedestal hand basin with splashback tiling, mirrored medicine cabinet, column radiator with integrated heated towel rail.

OUTSIDE

COURTYARD GARDEN: 24' 8'' x 24' 7'' (7.51m x 7.49m)
an attractive square shaped side courtyard garden most open to its south east elevation with a mixture of flagstone tiled flooring, wooden decking, built in outdoor seating and screened from the street by mature hedging. The garden is accessed either via doors from the kitchen or pedestrian side gate, outside water supply. A further small lower courtyard is accessed from the utility room.

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