GROUND FLOOR

APPROACH:
via double width driveway tastefully landscaped to flagstone paving and providing off-street parking for two cars. To the left of the driveway, there is a pathway leading up to main entrance to the house.

ENTRANCE VESTIBULE:
glazed roof light panel providing plenty of natural light, original tessellated tiled floor and part double glazed door providing useful access through to the rear garden. Further door opens to:-

ENTRANCE HALLWAY:
high ceiling with ceiling coving, original staircase rising to first floor landing and door accessing a staircase descending to the basement. Wood flooring, radiator, wall mounted thermostat. Doors lead off to:-

SITTING ROOM:  18' 9'' x 13' 11'' (5.71m x 4.24m)
lovely family sitting room with high ceilings, ceiling coving and picture rail. Bay to front elevation comprising beautiful double glazed sash windows with original inset stained glass panels over. Exposed wooden flooring, period style fireplace with original white marble surround, mantel and slate hearth. Period style cast iron radiator and impressive double doors provide a sociable connection through to the:-

KITCHEN/DINING ROOM:  23' 8'' x 14' 0'' (7.21m x 4.26m)
a tasteful hand-built kitchen comprising base and eye level cupboards and drawers, large central island with granite worktops over and inset double bowl sink and drainer. Integrated appliances include two Neff ovens, Siemens induction and gas hob set into chimney recess with extraction over, dishwasher. Space for American style fridge/freezer. Useful larder/storage cupboard. Contemporary upright radiator. Exposed wooden flooring, large Velux skylight window and timber framed double doors with glazed panels either side accessing raised balcony with steps sown to the rear garden.

RECEPTION ROOM 2/DINING ROOM:  12' 2'' x 9' 10'' (3.71m x 2.99m)
flexible space currently arranged as a dining room. Two large double glazed timber framed sash windows to front elevation, high ceilings, wood flooring, radiator.

RECEPTION ROOM 3/STUDY:  9' 6'' x 9' 10'' (2.89m x 2.99m)
flexible space currently arranged as a home office. This room has direct access out onto the balcony and rear garden with wonderful views. Wooden flooring, built-in book casing and radiator.

CLOAKROOM/WC:
low level wc, pedestal wash basin, high level window to side elevation, tiled flooring, radiator.

LOWER GROUND FLOOR
Steps descend from the entrance hallway to an incredibly useful basement/utility area.

UTILITY ROOM:  14' 0'' x 8' 10'' (4.26m x 2.69m)
approximate ceiling height of 6ft. Built-in base level units with work counter and sink over. Appliance space for washing machine. tiled floor, built-in storage cupboards, radiator, door accessing the rear garden and further door opening to a cellar storage room.

FIRST FLOOR

LANDING:
staircase rising to the second and doors leading off to:-

BEDROOM 1:  15' 9'' x 12' 11'' (4.80m x 3.93m)
double bedroom with high ceilings, ceiling coving, attractive period style cast iron fireplace, two large timber framed double glazed sash windows to rear elevation offering wonderful outlook over the rooftops of Redland. Radiator and door accessing:-

Ensuite Shower Room:
good sized ensuite with corner shower enclosure with system fed shower, dual sinks set into floating counter with built-tin mirror and spotlights over, low level wc with concealed cistern, tiled flooring, heated towel rail, double glazed sash window to rear elevation, inset spotlights, built-in wardrobe and built-in storage cupboard housing the Worcester gas central heating boiler.

BEDROOM 2:  15' 8'' x 13' 3'' (4.77m x 4.04m)
double bedroom with high ceilings, ceiling coving, attractive period style fireplace, radiator and two large double glazed sash window to the front elevation.

BEDROOM 3:  12' 2'' x 10' 11'' (3.71m x 3.32m)
double bedroom with high ceilings, two double glazed sash windows to the front elevation, radiator.

BATHROOM/WC:
white suite comprising panelled bath with mixer taps and shower attachment, alcove shelving beside, wash basin with storage cabinet beneath, low level wc, corner shower enclosure with system fed shower, heated towel rail, extractor fan, part tiled walls, tiled flooring and high level double glazed sash window to side elevation.

SECOND FLOOR

LANDING:
central landing with doors off to:-

BEDROOM 4:  15' 4'' x 8' 9'' (4.67m x 2.66m)
double bedroom with high-level double glazed window to rear with lovely views, radiator.

BEDROOM 5:  13' 6'' x 10' 3'' (4.11m x 3.12m)
double bedroom with double glazed window to front elevation and a radiator.

BEDROOM 6:  11' 2'' x 10' 3'' (3.40m x 3.12m)
Velux skylight window, recessed built-in shelving with storage cupboards either side and a radiator.

BATHROOM/WC:
white suite comprising shower enclosure with system fed shower, low level wc, pedestal wash basin, skylight window and low level door accessing eaves storage space.

OUTSIDE

FRONT GARDEN & DRIVEWAY PARKING:
the front of the property has been tastefully landscaped to afford off-street parking for two cars with EV charging point. Framed by low level boundary wall and flower borders containing various plants, shrubs and bamboo, providing privacy.

REAR GARDEN:
accessed via the hall floor or basement level, there is a wonderful raised decked terrace closes to the kitchen with ample space for seating and outdoor entertaining. Steps lead down to pretty lawned section with flower borders rich in plant life, shrubs and trees. Beside the property there are steps leading up to the porch vestibule which provides a useful connection through from the front of the property, and a further door beneath the decked terrace access a useful under croft garden storage area perfect for lawn mowers, bicycles etc. south westerly facing and enjoys wonderful, uninterrupted sunshine as well as views across the valley of the allotments and Redland Green.

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: F