GROUND FLOOR

APPROACH:
property is approached over its driveway onto stone paved pathway intersecting the garage and front garden which leads up a single step to a covered storm porch, with outside lighting. Multi-paned wooden door into: -

ENTRANCE VESTIBULE:
short vestibule with radiator and door to front and side.

CLOAKROOM/WC:
downstairs cloakroom with obscured wood framed window to front elevation, close coupled wc, hand basin with cupboard below, tiling to half wall height, radiator and tiled flooring.

DINING ROOM: (17' 1'' x 12' 4'') (5.20m x 3.76m)
double glazed double doors and windows to rear elevation overlooking rear garden with radiator below, internal window to kitchen, open staircase rising to first floor landing via shallow half landing with built-in bookshelving. Understairs storage alcove with a further radiator. Doors to kitchen, sitting room and boiler cupboard.

Boiler Cupboard:
floor level boiler, ceiling height metal enclosed fuse board with consumer unit below, ‘Potterton’ heating controls and tiled flooring.

KITCHEN: (12' 11'' x 9' 9'') (3.93m x 2.97m)
shallow angled bow window to front elevation with double glazed window overlooking front garden, internal window looking back to dining room, eye and floor level kitchen units with splashback tiling to half wall height, roll edged work surfaces with integrated stainless steel sink flanked by draining boards on both sides and mixer tap over. Integrated AEG double oven, integrated fridge/freezer, space for dishwasher, space for washing machine, integrated AEG 4 ring gas hob with stainless steel splashback and extractor hood above.

SITTING ROOM: (15' 9'' x 9' 11'') (4.80m x 3.02m)
open plan with adjacent study but can be screened so described separately. Dual aspect room if screen is left open with double glazed double doors to front elevation overlooking garden and further double glazed windows to the rear elevation overlooking the rear garden. Electric fire, radiator on opposing wall. Sliding doors open to:-

STUDY: (9' 11'' x 6' 6'') (3.02m x 1.98m)
rear window towards rear garden with radiator below and can be screened from the sitting room if required.

FIRST FLOOR

LANDING:
long predominately rectangular landing with doors leading to all principal rooms, insulated loft access hatch opens to drop down ladder which leads to a shallow part boarded loft.

BEDROOM 1: (14' 3'' x 9' 9'') (4.34m x 2.97m)
double glazed windows to rear elevation overlooking rear garden with radiator below and built-in wardrobes.

BEDROOM 2: (10' 4'' x 10' 2'') (3.15m x 3.10m)
double glazed windows to rear elevation overlooking rear garden with radiator below, built-in wardrobes and wood effect flooring.

BEDROOM 3: (10' 4'' x 10' 1'') (3.15m x 3.07m)
double glazed windows to front elevation overlooking street scene and front garden with radiator below and built in wardrobes.

BEDROOM 4: (9' 9'' x 7' 0'') (2.97m x 2.13m)
single bedroom with double glazed windows to front elevation overlooking street scene views and front garden, with radiator below and built in wardrobes.

BATHROOM/WC:
obscured double glazed windows to front elevation, bathroom suite comprising of P shaped bath with side mixer tap and mains fed shower, WC with concealed cistern, hand basin, heated towel rail, tiling to half wall height extending to ceiling height around bath enclosure.

OUTSIDE

FRONT GARDEN: (approx. 48' 7'' x 26' 9'' including driveway) (14.80m x 8.15m)
a very pleasant southerly facing lawned garden sits the property well back from the road with an array of well-tended shrubs and trees. A stone pathway provides pedestrian access and widens to a patio area abutting the property, with outside power and water supply under the storm porch.

REAR GARDEN: (27' 6'' x 24' 3'') (8.38m x 7.39m)
Northerly facing rear garden but with a sunny outlook due to the building height and open aspects to East and West which Is fully enclosed with a mixture of concrete, trellis and hedge borders. It is predominately laid to lawn with a small patio fitted with outside lighting adjacent to the double doors to the rear and an attractive array of planted borders.

GARAGE: (14' 1'' x 8' 6'') (4.29m x 2.59m)
an attached single garage with flat roof, standard up and over style door with concrete base, internal lighting, power supply, built in shelving and rear pedestrian door on to front garden.

DRIVEWAY: (approx. 26' 3'' x 13' 9'') (7.99m x 4.19m)
a wide tarmac driveway, low stone wall to front and screened bin store.

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