GROUND FLOOR

APPROACH:
there is a wide pathway leading beside the front garden with path continuing up the right hand side of the property to the main front door to the house.

ENTRANCE PORCH: 7' 0'' x 6' 5'' (2.13m x 1.95m)
an incredibly useful practical entrance porch with double glazed roof light panels, tiled floor, double glazed door leading straight through into a covered walkway through to the rear garden, providing a perfect space for gardening equipment, bicycles etc. Further part stained glass door leads through off the entrance porch into the main central entrance hallway.

ENTRANCE HALLWAY: 17' 10'' x 6' 0'' (5.43m x 1.83m)
a lovely welcoming central entrance hallway with high ceilings, ceiling cornicing and staircase rising to first floor landing, exposed stripped floorboards, door accessing a generous understairs cloaks storage cupboard, further recessed meter cupboard, radiator with decorative cover and doors leading off to the sitting room, reception 2/family and kitchen/dining room.

SITTING ROOM: (front) 18' 8'' max into bay x 12' 10'' max into chimney recess (5.69m x 3.91m)
a lovely bay fronted sitting room with wonderful high ceilings, ceiling cornicing, picture rail and central ceiling rose. There is an attractive period style cast iron fireplace with gas coal effect fire, marble surround and slate hearth, wide bay to front comprising beautiful double glazed sash windows with inset original stained glass panels over, radiator and further window to side.

RECEPTION 2/FAMILY ROOM: 15' 9'' x 9' 10'' max into chimney recess (4.80m x 2.99m)
a good sized second reception room, perfect for a children’s playroom, home office or hobby space with high ceilings, ceiling coving, picture rail, original built in cabinet to chimney recess, exposed stripped floorboards, radiator and 2 double glazed sash windows to front with original inset stained glass panels over.

KITCHEN/DINING ROOM: (rear) 23' 2'' max into chimney recess x 15' 11'' (7.06m x 4.85m)
a wonderful sociable kitchen/dining space spanning the entire width of the house described in two sections as follows:

Kitchen ARea:
a modern fitted kitchen comprising base and eye level cream coloured units with granite worktops over and corner dual bowl sink and drainer unit, large double oven with 5 ring gas hob and extractor fan over, central island with overhanging breakfast bar, integrated dishwasher and fridge/freezer, double glazed sash window overlooking the rear garden, part stained glass door accessing the pantry/rear lobby and wide wall opening connecting through to:

Dining Room:
high ceilings with ceiling coving and central ceiling rose and picture rail, wood burning stove with granite hearth, exposed stripped floorboards and wide double glazed double doors providing a seamless access out onto the rear garden.

REAR LOBBY/PANTRY: 11' 3'' x 8' 0'' (3.43m x 2.44m)
an incredibly practical space with built in cupboard, upright radiator, door and window to side accessing the rear garden and door to rear accessing a utility/wc.

UTILITY ROOM/WC: 8' 0'' x 6' 0'' (2.44m x 1.83m)
a range of base and eye level cream coloured units with wood block worktop over and inset stainless steel sink and drainer unit, plumbing for washing machine, low level wc, sink, radiator, part tiled walls and window to rear.

FIRST FLOOR

LANDING:
a central landing with staircase continuing up to the second floor and doors leading off to 3 double bedrooms and a large family bathroom/wc. Radiator.

bedroom 1: 18' 9'' max into bay x 13' 2'' max into chimney recess (5.71m x 4.01m)
a light and airy principal double bedroom with high ceilings, ceiling coving, feature fireplace, radiator and wide bay to front comprising double glazed sash windows offering a wonderful leafy outlook through the trees opposite and over the bowling green of St Andrews Park. A door leads off the main bedroom to:

En Suite Shower Room/wc: 8' 8'' x 5' 9'' (2.64m x 1.75m)
a white suite comprising low level wc, pedestal wash basin, corner shower enclosure with system fed shower, inset spotlights, heated towel rail and sash window to side.

BEDROOM 2: (rear) 16' 4'' x 13' 3'' (4.97m x 4.04m)
a double bedroom with high ceilings, ceiling coving, an attractive period fireplace, radiator and double glazed sash window to rear offering a wonderful outlook over rear and neighbouring gardens and a further partial wider outlook over the rooftops of surrounding area.

BEDROOM 3: (front) 15' 9'' x 9' 10'' max into chimney recess (4.80m x 2.99m)
a double bedroom with high ceilings, 2 sash windows to front and a radiator.

FAMILY BATHROOM/SHOWER/WC: 16' 3'' x 10' 0'' max into chimney recess (4.95m x 3.05m)
an incredible large family bathroom (the size of a double bedroom) with freestanding roll edged bath, oversized walk in shower enclosure with system fed dual headed shower and alcove shelving, sink unit with storage beneath and mirrored cabinets over, low level wc, double glazed sash window to rear. Heated towel rail, inset spotlights and extractor fan.

SECOND FLOOR

LANDING:
doors off to bedroom 4, bedroom 5 and shower room/wc. Loft hatch accesses the remaining loft space.

BEDROOM 4: 20' 4'' max across & taken below sloped ceiling x 13' 8'' into recess (6.19m x 4.16m)
a generous double bedroom with Velux skylight window to side, inset spotlights, low level doors accessing eaves storage space and a double glazed dormer window to front offering elevated views through the trees opposite towards St Andrews bowling club and St Andrews Park. Radiator.

BEDROOM 5: 15' 6'' max into dormer x 13' 7'' max into recess & taken below slped ceilings (4.72m x 4.14m)
a double bedroom with inset spotlights, radiator and double glazed windows to rear offering far reaching views over rooftops of the surrounding area.

SHOWER ROOM/WC: 10' 0'' max below sloped ceilings x 6' 6'' (3.05m x 1.98m)
a white suite comprising corner shower enclosure, low level wc, pedestal wash basin, low level door accessing eaves storage, Velux skylight window, heated towel rail and high level door accessing the boiler cupboard, housing a Vaillant gas central heating boiler, pressurised hot water tank and slatted shelving.

OUTSIDE

FRONT GARDEN:
a tastefully landscaped pretty front garden mainly laid to paving and stone chippings with original Victorian brick tiles in the pathway, hedgerow to front and flower borders containing various plants and shrubs.

REAR GARDEN: approx 40' 0'' x 28' 0'' max (12.18m x 8.53m)
a gorgeous level garden which has been carefully designed and landscaped by the current owners with a paved seating area closest to the kitchen/dining space, an arbour with rose bush and wisteria over leads you through into a level lawned section with further seating area beside and rich flower borders containing various plants and shrubs. The garden enjoys an open westerly side aspect providing the main section of the garden with plenty of afternoon and early evening summer sunshine.

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 leasehold with a remainder of a 1000 year lease which commenced on 29 September 1871. This information should be checked with your legal adviser.

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

PLEASE NOTE:
1. Anti Money Laundering Regulations: when agreeing a sale of a property we are required to see both proof of identification for all buyers and confirmation of funding arrangements.
2. Energy Performance Certificate: It is unlawful to rent out a property which breaches the requirement for a minimum E rating, unless there is an applicable exemption. The energy performance rating of a property can be upgraded on completion of certain energy efficiency improvements. Please visit the following website for further details:
https://www.gov.uk/government/publications/the-private-rented-property-minimum-standard-landlord-guidance-documents
3. The photographs may have been taken using a wide angle lens.
4. Any services, heating systems, appliances or installations referred to in these particulars have not been tested and no warranty can be given that these are in working order. Whilst we believe these particulars to be correct we would be pleased to check any information of particular importance to you.
5. We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation or give any warranty in relation to the property and we have no authority to do so on behalf of the seller.
6. Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property.
7. Any floor plans provided are not drawn to scale and are produced as an indicative rough guide only to help illustrate and identify the general layout of the property.
8. Any reference to alterations to, or use of, any part of the property is not a statement that any necessary planning, building regulations, listed buildings or other consents have been obtained. These matters must be verified by any intending buyer.
9. Please be aware that firstly, areas of first priority (AFP) for schools do change and, secondly, just because a property is located within an AFP this does not mean schooling is guaranteed for resident children. Please make appropriate enquiries of the local authority to ensure you are fully aware of the exact position prior to exchange of contracts.