GROUND FLOOR

APPROACH:
via tarmac driveway providing off road parking for two cars, where there are several steps up to the attractive porch entrance.

ENTRANCE PORCH: (6' 10'' x 4' 7'') (2.08m x 1.40m)
tiled floor, double glazed windows on three sides, attractive original part glazed door accessing:-

ENTRANCE HALLWAY: (16' 2'' x 7' 5'' max) (4.92m x 2.26m)
a wide welcoming entrance hallway with staircase rising to first floor landing and plenty of natural light provided by the large window in the stairwell over, high ceilings with feature ceiling panelling, understairs storage cupboard, useful recess with phone socket, radiator, corner cupboard, alarm control panel. Doors off to sitting room, reception 2/family room and kitchen.

SITTING ROOM: (front) (14' 0'' x 12' 10'' max) (4.26m x 3.91m)
a good sized bay fronted sitting room with high ceilings, picture rail, feature fireplace, double glazed windows to front, radiator and tv point.

RECEPTION 2/FAMILY ROOM: (12' 9'' x 11' 4'' max into chimney recess) (3.88m x 3.45m)
a useful second reception room with high ceilings, picture rail, attractive period style fireplace, tv point, radiator, sliding patio doors leading out into:-

CONSERVATORY/GARDEN ROOM: (10' 3'' x 8' 11'') (3.12m x 2.72m)
a lean-to conservatory/garden room with tiled flooring, double glazed doors to rear accessing the glorious rear garden.

KITCHEN: (13' 3'' x 8' 10'') (4.04m x 2.69m)
a modern fitted kitchen comprising gloss white handle-less units with quartz worktop over and inset 1 ½ bowl sink and drainer unit. Integrated appliances including double AEG stainless steel oven with microwave over, induction hob with extractor hood and full size dishwasher. Further plumbing and appliance space for American style fridge/freezer. Double glazed window to side, radiator. Part glazed sliding pocket door leading out to:-

UTILITY ROOM:
plumbing and appliance space for washing machine and dryer, wall mounted Worcester gas central heating boiler, built-in storage cupboard. Window and double glazed door to rear accesses the rear garden. Door accessing:-

CLOAKROOM/WC:
low level wc, corner wash basin with storage cabinet beneath, part tiled walls, double glazed window to side.

FIRST FLOOR

LANDING:
a spacious landing with double glazed window to side providing plenty of natural light through the landing and stairwell. Doors off to all three bedrooms and the family bathroom/wc. Loft hatch provides access to a generous loft storage space, providing potential for conversion (subject to necessary consents).

BEDROOM 1: (14' 6'' max into bay x 11' 0'') (4.42m x 3.35m)
high ceilings, radiator, built-in wardrobe and further storage cupboards, radiator, double glazed windows to front with built-in blinds offering an open outlook over rooftops of the surrounding area.

BEDROOM 2: (rear) (12' 8'' x 12' 3'' max into built-in wardrobe) (3.86m x 3.73m)
a double bedroom with high ceilings, picture rail, double glazed window to rear offering a lovely outlook over rear and neighbouring gardens, built-in wardrobes and shelving.

BEDROOM 3: (front) (9' 4'' x 8' 2'') (2.84m x 2.49m)
a single bedroom with double glazed window to front, high ceilings, picture rail and radiator.

BATHROOM/WC:
a good sized family bathroom with a white suite comprising double ended bath with system fed shower over and recessed alcove shelving, low level wc and pedestal wash basin, double glazed windows to side, heated towel rail, recessed cupboard with built-in shelving.

OUTSIDE

OFF ROAD PARKING & FRONT GARDEN:
mainly laid to tarmac providing off road parking for two cars, raised flower border containing various plants and shrubs. The driveway leads up the right hand side of the property where there are double gates providing side access up the right hand side of the building to the rear garden.

REAR GARDEN: (approx. 90' 0'' x 27' 0'') (27.41m x 8.22m)
a spectacular south-westerly facing rear garden offering incredible privacy and uninterrupted summer sunshine, the first half of the garden is mainly laid to lawn with deep flower borders containing various shrubs and trees, at the top of the lawned section there is a decked seating area with pergola over, leading through to a lower maintenance rear section of garden mainly laid to stone chippings with various shrubs and a cherry tree. Closest to the property there is a paved seating area enjoying much of the day’s sunshine and handy gated side access out onto the driveway and garage.

GARAGE: (15' 7'' x 8' 3'') (4.75m x 2.51m)
single garage with pitched roof, up and over door, power, fuse box, double glazed window to side overlooking the rear garden.

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