GROUND FLOOR

APPROACH:
via a private front garden (approx. 25ft x 22ft) (7.62m x 6.71m) with pathway leading up towards the covered entrance and main front door of the property, where there is also handy gated side access through to the rear garden.

ENTRANCE HALLWAY: (17' 0'' x 6' 5'' max inclusive of staircase) (5.18m x 1.95m)
high ceilings, picture rail, parquet flooring, radiator, fuse box for electrics, low level meter cupboard, understairs storage cupboard. Doors leading off to the thro’ lounge/dining room, kitchen/breakfast room and cloakroom/wc.

SITTING ROOM: (front) (15' 10'' into bay x 13' 3'' into chimney recess) (4.82m x 4.04m)
a good sized bay fronted sitting room with high ceilings, picture rail, original tiled fireplace with wood surround and mantle, bay to front comprises double glazed windows. Radiator, tv point, wide wall opening through to:-

DINING ROOM: (rear) (12' 8'' x 11' 1'') (3.86m x 3.38m)
a light and airy dining room with large double glazed double doors with a south-westerly orientation providing a seamless access out onto the sunny rear garden.

KITCHEN/BREAKFAST ROOM: (24' 11'' x 8' 8'') (7.59m x 2.64m)
a good sized sociable kitchen/breakfast room with a range of hand-built kitchen units comprising base level cupboards with solid wood block worktops over and inset double Belfast style sink. Plumbing and appliance space for cooker, dishwasher, washing machine and fridge/freezer. Further storage cupboards, tiled splashbacks, built-in stainless steel extractor hood. Ample space for breakfast table and chairs. Tiled flooring, feature porthole window to side and further timber framed double glazed windows with a dual aspect to the rear and side offering a lovely outlook onto the sunny rear garden.

CLOAKROOM/WC:
low level wc, wash hand basin with tiled splashbacks, double glazed window to side, radiator.

FIRST FLOOR

LANDING:
a light and airy landing with original window to side providing plenty of natural light through the landing and stairwell, staircase continues up to the second floor landing. High ceilings with picture rail. Doors leading off to bedroom 1, bedroom 2, bedroom 4 and family bathroom.

BEDROOM 1: (front) (16' 4'' into bay x 12' 10'' into chimney recess) (4.97m x 3.91m)
a good sized double bedroom with high ceilings, picture rail, wide bay to front comprising double glazed windows, original tiled fireplace, radiator.

BEDROOM 2: (rear) (12' 10'' x 12' 0'') (3.91m x 3.65m)
high ceilings, picture rail, radiator, double glazed windows to rear offering an open outlook over the sunny rear garden.

BEDROOM 4: (front) (9' 9'' x 7' 2'') (2.97m x 2.18m)
perfect as a nursery, single bedroom or home office; this room has double glazed windows to front, high ceilings with picture rail and a radiator.

FAMILY BATHROOM/WC: (7' 8'' x 6' 0'') (2.34m x 1.83m)
white suite comprising panelled bath with system fed dual headed shower over, wall mounted wash basin, low level wc and bidet. Tiled walls, tiled floor with underfloor heating, heated towel rail, inset spotlights, double glazed window to rear.

SECOND FLOOR

LANDING:
double glazed window to side providing plenty of natural light and offering partial cityscape views over rooftops of neighbouring buildings towards St Andrews and Bishopston. Door accesses:-

BEDROOM 3: (19' 9'' max taken below sloped ceilings x 11' 2'') (6.02m x 3.40m)
a loft converted double bedroom with double glazed double doors to rear accessing a small balcony offering the rear and neighbouring gardens, further Velux skylight window to front, low level hatches accessing eaves storage space, radiator, door accessing:-

En-Suite Shower Room/WC: (4' 6'' x 4' 4'') (1.37m x 1.32m)
white suite comprising shower enclosure, low level wc, wash hand basin, tiled walls, tiled floor, Velux skylight window, inset spotlight, extractor fan.

OUTSIDE

FRONT GARDEN: (approx. 25' 0'' x 22' 0'') (7.61m x 6.70m)
level low maintenance landscaped front garden mainly laid to paving and stone chippings with attractive cobbled pathway leading up to the covered entrance to the property. The front garden is framed with a well kept hedgerow providing privacy and there is handy gated side access through to the rear garden.

REAR GARDEN: (approx. 60' 0'' max into recess x 25' 0'') (18.27m x 7.61m)
a wonderful sunny south-westerly facing rear garden with generous paved seating area closest to the property, perfect for outdoor dining and entertaining. Several steps lead up to a level lawned section framed with flower borders containing various shrubs and acers. Railway sleeper steps lead up to the top section of garden where there is a good sized garden shed and mature tree. Handy gated side access and outdoor tap.

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 by your legal adviser.

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

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.