APPROACH:
the property is approached through wrought iron gate between twin stone gate posts, over shallow courtyard, up single step, six-panel wooden door with obscured glazed windows over and to side provides a private entrance into:-

ENTRANCE VESTIBULE:
high ceilings with original Victorian tiled flooring, dado rail, further four-paned stained glass wooden door and surround leads into:-

ENTRANCE HALLWAY:
tiling continues from the vestibule; a central hallway with exposed wooden staircase to first floor and three steps down to the lower level. Three doors to rooms on this level, picture rail and radiator.

CLOAKROOM/WC: 6' 6'' x 4' 2'' (1.98m x 1.27m)
polished wooden flooring, white suite comprising close coupled wc, pedestal wash hand basin with mixer tap, shelving into alcove, extractor fan, shallow cupboard for storage also housing electric consumer units.

OPENPLAN SITTING/DINING ROOM: 24' 5'' x 17' 9'' (7.44m x 5.41m)
measured as one, but described separately as follows:-

Sitting Room:
wide angled window bay with triple floor to ceiling height wood framed sash windows with plantation style shutters to front elevation overlooking front garden, ornate cast iron fireplace with tiled surround and further marbled surround with mantel and slate hearth (not in use). Twin radiators, cornice mouldings, central ceiling rose and picture rail. Open plan with the adjacent:-

Dining Room:
twin floor to ceiling height wood framed sash windows with plantation style shutters to front elevation overlooking front garden, cornice mouldings, central ceiling rose, picture rail and single radiator.

SHALLOW AHLLWAY:
shallow hallway before entering the main bedroom provides space for a very small bookcase or storage, door into:-

BEDROOM 1: 17' 5'' x 10' 5'' (5.30m x 3.17m)
twin floor to ceiling height wood framed sash windows to rear elevation overlooking rear garden. Picture rail, radiator, floor to ceiling double wardrobes with overhead storage.

Three steps down from the entrance hallway lead to:-

KITCHEN: 14' 0'' x 9' 11'' (4.26m x 3.02m)
double glazed window to rear elevation overlooking rear garden. Polished wooden flooring throughout with matching square edged wooden work surfaces with splashback lip, soft closing eye and floor level cupboards and drawers, further worksurface on opposing wall in former fireplace. Shelving storage to one side of former chimney breast and radiator to the other. Integrated appliances include 4 ring John Lewis gas top oven with Ikea extractor hood and lighting over, Electrolux double oven and spaces for two further undercounter white goods. Space for kitchen dining table and wooden slatted folding door leads to understairs storage cupboard/pantry with built-in shelving. From the kitchen, single step down to:-

UTILITY ROOM:
small utility room with glazed wooden door leading to side elevation straight onto the garden. Terracotta tiled flooring, radiator, wall mounted Worcester combination boiler with wall mounted thermostat, plumbing for washing machine. Further door from this room leads to:-

BATHROOM/WC: 17' 10'' x 6' 3'' (5.43m x 1.90m)
projecting into the single storey extension to the rear; twin wood framed obscured glazed windows to side elevation overlook rear garden. Spacious bathroom suite comprising low level bath with Victorian style mixer tap and shower attachment, pedestal wash hand basin, close coupled wc, wall mounted extractor fan, dual fuel heated towel rail. Walk-in shower cubicle with floor level shower tray and exposed variable thermostatically controlled mixer shower.

FIRST FLOOR

LANDING:
exposed floorboards continue from the staircase, floor to ceiling double wardrobes with overhead storage. Door into:-

BEDROOM 2: 14' 0'' x 9' 11'' (4.26m x 3.02m)
flooring continues, wood framed sash window to rear elevation overlooking rear garden, radiator.

OUTSIDE

FRONT GARDEN:
to the front of the property an attractive south-westerly facing open outlook front garden is predominantly planted with a range of evergreen shrubs and herbaceous perennials in a raised bed. This can be accessed via the courtyard area from the front door.

REAR GARDEN: approx 51' 7'' deep x 31' 8'' wide (15.71m x 9.64m)
a rectangular and completely level rear garden extending away from the property in a north-easterly direction. The garden has been landscaped with a stone chipped area immediately abutting the property with a central lawn and further stone chipped area towards the rear. The main focal point of the rear garden is a large magnolia tree in the centre with further medium sized shrubs to the side providing a privacy screen. There is a timber shed set on a concrete base, outside lighting and water supply.

PARKING:
double wooden gates from the road lead onto concrete hardstanding area with ample space for one car. In addition, the property benefits from the RD residents parking zone.

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 for the remainder of a 999 year lease from 1 November 2019. This information should be checked with your legal adviser.

SERVICE CHARGE:
Insurance is paid, but it is understood that there is no monthly service charge, costs for works to the building are shared on an ‘as and when’ basis. This information should be checked by your legal adviser.

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