ACCOMMODATION

APPROACH:
the property is approached over block paved driveway, up a short flight of four stone steps to a covered storm porch with a period wood panelled door, which is the private entrance into:-

HALL FLOOR

ENTRANCE HALLWAY:  20' 8'' x 6' 4'' (6.29m x 1.93m)
exposed wooden flooring which continues through to the sitting room, high ceilings with ornate original ceiling mouldings, column radiator, wall mounted Vaillant ecoFIT pure (installed 2024) boiler. Ceiling height metal enclosed electric consumer unit. Original turning staircase with attractive balustrade rising to first floor with substantial understairs storage area, and a pair of doors flanking the central hallway.

KITCHEN/DINING ROOM:  20' 3'' x 11' 1'' (6.17m x 3.38m)
high ceilings with ornate original ceiling mouldings continue, a pair of large wood framed sash windows to rear elevation and radiator on opposing wall. A substantial central area with ample space for freestanding island or breakfast table, with a fitted L shaped kitchen into corner with eye and floor level kitchen units, square edged worksurfaces, stainless steel 1? sink with swan neck adjustable mixer tap, Neff 4 ring induction hob with electric oven below and Zanussi extractor hood over, space for freestanding tall fridge/freezer, space for undercounter dishwasher, wood effect flooring throughout, cast iron insert fire with tiled surround and ornate mantelpiece. Shelving into alcoves on both sides of the chimney breast. Internal door through to:-

UTILITY ROOM:
high ceilings continue, ceiling mounted clothes airer, wall mounted shelving, kitchen unit with stainless steel sink with adjustable swan neck mixer tap with drainer and space for washing machine below, marmoleum flooring, power and lighting.

SITTING ROOM: 16' 3'' x 13' 11'' (4.95m x 4.24m)
four large wood framed sash windows to front elevation overlooking garden set into attractive square window bay, high ceilings continue with original ceiling mouldings, fireplace with large surround and mantel surrounds a wood burning stove with stone hearth, exposed wooden flooring, radiator, shelving both sides of the chimney breast and a disused doorway (would go through to utility room).

FIRST FLOOR

LANDING:
generous landing area with four doors leading from it, with further short staircase rising to half landing with useful storage cupboard which also acts as the entry point to a large loft access hatch to a boarded loft area. There is a radiator on the landing and a large opening allowing for a double glazed roof skylight for ample natural light.

BEDROOM 1: 16' 2'' x 11' 3'' (4.92m x 3.43m)
generously proportioned room with two large sash windows to the front elevation, radiator, wooden fireplace with cast iron inset and shelving to one side of the chimney breast.

BEDROOM 2: 11' 7'' x 11' 1'' (3.53m x 3.38m)
large multi paned sash window to the rear elevation, built-in shelving over disused iron fireplace and built-in wardrobe cupboard with clothes rail positioned over the staircase, radiator.

BEDROOM 3: 9' 8'' x 8' 4'' (2.94m x 2.54m)
large multi paned sash window to the rear elevation, radiator and shelving built-in above the doorway.

BATHROOM/WC: 8' 8'' x 6' 0'' (2.64m x 1.83m)
wood framed sash window to front elevation with radiator below, acrylic bath with side mixer tap, mains fed rainhead shower with further hose attachment, heated towel rail, close coupled wc, square hand basin with mixer tap, splashback and mirrored medicine cabinet over, radiator, further ceiling mounted extractor fan and tiled enclosure around the bath.

OUTSIDE

FRONT GARDEN & DRIVEWAY: 25' 0'' x 20' 0'' (7.61m x 6.09m)
driveway parking for one vehicle, lawned front garden with hedgerow borders and particularly nice mature tree.

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 one flat below which is party to a lease. This information should be checked with your legal adviser.

SERVICE CHARGE:
the management company is run by the owner of this flat who also owns the freehold to the building. Currently they ask for a £600 p.a. for building insurance/service charge. This information should be checked by your legal adviser.

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