GROUND FLOOR

APPROACH:
via a garden gate and pathway leading beside the front garden and up the right hand side of the property, where you will find the main front door to the house.

ENTRANCE HALLWAY: (16' 4'' x 5' 6'' inclusive of staircase) (4.97m x 1.68m)
a welcoming central entrance hallway with high ceilings, ceiling coving, original staircase rising to first floor landing with generous understairs storage cupboard providing ample space for coats, shoes, hoover etc. Further meter cupboards conceal the fuse box, electric and gas meters. Dado rail, radiator and alarm control panel. Doors leading off to the sitting room, extended sociable kitchen/dining/living area and the ground floor cloakroom/wc.

SITTING ROOM: (front) (16' 2'' max into chimney recess x 15' 0'') (4.92m x 4.57m)
a good sized bay fronted sitting room with high ceilings, original ceiling cornicing and picture rail, wide bay to front comprising sliding double glazed sash style windows, wood flooring, attractive period style open fire, radiator.

KITCHEN/DINING/LIVING AREA: (22' 8'' x 15' 10'' max/13'10 min) (6.90m x 4.82m/4.22m)
an excellent sociable extended kitchen/dining/living space, providing the space families crave, with a modern fitted kitchen comprising matt grey and off white handleless units with quartz worktop over and inset 1 ½ bowl sink and drainer unit. Integrated appliances including Neff eye level ovens, an induction hob with inset extraction over, fridge/freezer and dishwasher. Central island with further storage, under unit lighting, inset spotlights, wood effect vinyl flooring. Extended dining and living area with beautiful floor to ceiling sliding double glazed windows providing a seamless access out onto the level rear garden. Further high level windows to side provide natural light. Contemporary upright radiator and door accessing a useful recessed utility room.

UTILITY ROOM:
a small practical utility space with appliance space for stacked washing machine and dryer, built-in shelving on the opposite side.

CLOAKROOM/WC: (6' 9'' x 2' 7'') (2.06m x 0.79m)
low level wc, wash hand basin with storage beneath, heated towel rail, wood effect flooring.

FIRST FLOOR

LANDING:
staircase rising to the second floor landing. Doors off to bedroom 2, bedroom 3, bedroom 4 and family bathroom.

BEDROOM 2: (front) (16' 2'' into chimney recess x 15' 1'' into bay) (4.92m x 4.59m)
an impressive double bedroom spanning the width of the house with wide bay to front comprising sliding double glazed sash style windows. There are high ceilings, a radiator and a period fireplace.

BEDROOM 3: (13' 2'' x 12' 1'' max reducing to 8'6) (4.01m x 3.68m/2.59m)
a good sized double bedroom with sliding double glazed sash window to rear overlooking the rear garden, high ceilings and a radiator.

BEDROOM 4: (rear) (9' 10'' x 9' 5'') (2.99m x 2.87m)
a double bedroom with sliding double glazed sash style window to rear, radiator.

FAMILY BATHROOM/WC:
a good sized family bathroom with white suite comprising panelled bath with widened shower end with system fed shower over and curved glass screen, low level wc, stone wash basin set into a counter with storage shelf beneath. Sliding double glazed sash style window to side, heated towel rail, inset spotlights, part tiled walls and tiled floor.

SECOND FLOOR

LANDING:
a modern loft conversion (2017) with a central landing and pleasing layout with doors off to the principal double bedroom, a neighbouring shower room/wc and a useful home office/bedroom 5.

BEDROOM 1: (16' 3'' x 12' 1'') (4.95m x 3.68m)
a generous double bedroom with built-in wardrobe, radiator, double glazed double doors with Juliet balcony overlooking the rear and neighbouring gardens. Further double glazed windows beside, radiator.

SHOWER ROOM/WC:
: a white suite with a corner shower enclosure with system fed shower, low level wc, pedestal wash basin, heated towel rail, shaver point, inset spotlights, extractor fan and double glazed window to side.

HOME OFFICE/OCCASIONAL BEDROOM 5: (16' 2'' into recess x 9' 7'' max taken below slope ceilings) (4.92m x 2.92m)
a brilliant home office space or child’s bedroom with two Velux skylight windows to front, low level doors accessing eaves storage space.

OUTSIDE

FRONT GARDEN:
a level low maintenance front garden, mainly laid to stone chippings with period style boundary wall and pathway leading up the right hand side of the building towards the main entrance of the house.

REAR GARDEN: (47' 0'' x 20' 0'') (14.31m x 6.09m)
a very good sized garden for a Victorian home with paved seating area closest to the property, large lawned section, raised flower border and further flower borders framing the garden, brick stone and fenced boundaries. There is an outdoor tap and handy gated side access through to the front of the property.

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, with a perpetual yearly rentcharge of £3.10s.0d p.a. This information should be checked with your legal adviser.

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