GROUND FLOOR

APPROACH:
wrought iron garden gate opens into front courtyard and steps lead up to a front door with overlight. Further steps lead down to lower ground floor entrance.

ENTRANCE VESTIBULE:
ceiling cornicing and partially glazed door with overlight opening into:

ENTRANCE HALLWAY: 17' 1'' x 3' 9'' (5.20m x 1.14m)
doors lead off to the sitting room, bedroom 3 and WC. Stairs rise to the first floor and stairs descend to the lower ground floor. Period archway, ceiling cornicing, radiator.

SITTING ROOM: (front) 15' 4'' into bay x 12' 0'' (4.67m x 3.65m)
bay window to the front elevation comprising a central large sash window and windows to either side. Radiator and useful storage recess.

BEDROOM 3: (rear) 12' 3'' x 11' 3'' (3.73m x 3.43m)
double glazed sash style window to the rear elevation overlooking the rear garden. Recessed wardrobe and radiator.

DOWNSTAIRS WC: 8' 2'' x 3' 10'' (2.49m x 1.17m)
low level wc, wash hand basin with storage cupboard underneath, double glazed sash style window to the rear elevation. Radiator.

LOWER GROUND FLOOR

HALLWAY:
with doors opening into the kitchen and dining room (front), independent access to the front elevation. Lower ground floor wc. Radiator and under stairs WC.

DINING ROOM: (front) 15' 1'' into bay x 11' 10'' (4.59m x 3.60m)
bay window to front elevation comprising three double glazed sash style windows. Built-in storage cupboard beneath stairs. Radiator.

KITCHEN: 15' 3'' x 11' 9'' (4.64m x 3.58m)
bright room with direct access out onto the sunny south-westerly facing garden. Range of modern gloss white wall and base units. Two sash double-glazed windows to the rear elevation and a timber and partially double glazed stable door to the rear elevation opening out onto the rear garden.

LOWER GROUND FLOOR WC:
low level wc.

FIRST FLOOR

LANDING:
doors off to bedrooms 1, bedroom 2, shower room and bathroom. Skylight providing natural light into the landing. Radiator.

BEDROOM 1: (front) 12' 10'' into shallow window recess x 12' 7'' overall)(3.91m x 3.83m)
two large sash windows to the front elevation. Radiator.

BEDROOM 2: (rear) 12' 8'' into shallow window recess x 11' 0'' (3.86m x 3.35m)
double glazed sash style window to rear elevation, radiator. Airing Cupboard with fitted shelving and hot water tank.

BATHROOM/WC: 8' 8'' x 4' 11'' (2.64m x 1.50m)
white suite comprising low level wc, wash hand basin, claw foot bath, partially opaque double-glazed sash window to rear elevation, partially tiled walls.

SHOWER ROOM: 9' 7'' x 3' 4'' (2.92m x 1.02m)
shower enclosure, heated towel rail, wash hand basin, opaque double glazed sash window to the front elevation.

OUTSIDE

REAR GARDEN: 38' 0'' x 16' 0'' (11.57m x 4.87m)
shower enclosure, heated towel rail, wash hand basin, opaque double glazed sash window to the front elevation.

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 an annual rent charge of £6. This information should be checked with your legal adviser.

LOCAL AUTHORITY INFORMATON:
Bristol City Council. Council Tax Band: E