GROUND FLOOR

APPROACH:
from the pavement, a dwarf stone wall with wrought iron railings and impressive gate pillars with wrought iron gate open onto a pathway leading alongside the house to the front entrance. Upvc double glazed door with wall mounted lantern light and fan light, opening to:-

RECEPTION HALL: (19' 10'' x 6' 0'') (6.04m x 1.83m)
a most welcoming entrance with wooden flooring, moulded skirtings, simple moulded cornicing, dado rail, useful understairs cloakroom cupboard, elegant turning staircase ascending to the first floor with handrail and ornately carved spindles, ceiling light point, radiator. Stripped pine panelled doors with moulded architraves, opening to:-

STUDY: (14' 8'' x 12' 8'') (4.47m x 3.86m)
bay window to the front elevation comprising three double glazed windows. Chimney breast with recesses to either side incorporating shelving and cabinets, exposed wooden floorboards, moulded skirtings, picture rail, simple moulded cornicing, two ceiling light points, vertical style column radiator.

SITTING ROOM: (16' 2'' x 15' 10'') (4.92m x 4.82m)
bay window to the front elevation comprising three double glazed windows. Open fire with cast iron surround, slate hearth and an ornately carved Carrera marble mantlepiece. Recesses to either side of the chimney breast, moulded skirtings, picture rail, simple moulded cornicing, ornate ceiling rose with light point, radiator.

SEMI OPEN-PLAN KITCHEN/DINING/FAMILY ROOM: (23' 3'' x 20' 7'') (7.08m x 6.27m)
loosely divided as follows:-

Family Room: (11' 5'' x 11' 4'') (3.48m x 3.45m)
central open fire with cast iron and brick surround, tiled hearth and an ornately carved wooden mantlepiece. Double glazed window to the rear elevation, exposed wooden floorboards, moulded skirtings, radiator, fitted shelving, ceiling light point. Wide wall opening through to:-

Dining Room: (11' 3'' x 10' 6'') (3.43m x 3.20m)
built-in seating with wine racks below and space for several chairs, wall mounted base level cabinets with roll edged wooden worktop surfaces, fitted shelving and wall mounted cupboards, tiled flooring, radiator, ceiling light point. Part glazed stripped pine panelled door returning to the reception hall. Part obscure upvc double glazed door with fan light opening externally to the rear garden. Open walkway through to:-

Kitchen: (9' 5'' x 8' 1'') (2.87m x 2.46m)
comprehensively fitted with an array of shaker style base and eye level units combining drawers and cabinets, roll edged wood effect worktop surfaces, splashback tiling, stainless steel sink with draining board to side and mixer tap over. Integral appliances including electric oven, 4 ring gas hob, stainless steel extractor hood and dishwasher. Tiled flooring, recessed space for fridge/freezer, double glazed window to the side elevation, Velux window. Concealed Worcester Bosch gas fired combination boiler. Part glazed wooden door opening to:-

UTILITY ROOM: (6' 4'' x 5' 3'') (1.93m x 1.60m)
space and plumbing for washing machine and further space for tumble dryer, granite effect worktop surface, tiled flooring, shelving, ceiling light point, glass block window to the rear elevation. Folding part glazed door to:-

SEPARATE WC:
low level dual flush wc, wash handbasin with hot and cold water taps, ceiling light point, glass block window to rear elevation.

FIRST FLOOR

PART GALLERIED LANDING:
part galleried over the stairwell with handrail and ornately carved spindles, moulded skirtings, picture rail, dado rail, stripped pine panelled doors with moulded architraves opening to:-

BEDROOM 1: (16' 5'' x 12' 11'') (5.00m x 3.93m)
pair of double glazed windows to the front elevation with far-reaching views across the Severn Estuary towards Wales. Ornate cast iron fireplace with slate hearth. A pair of double opening wardrobes with cupboards above. Moulded skirtings, picture rail, simple moulded cornicing, radiator, ceiling light point.

BEDROOM 2: (14' 8'' x 12' 8'') (4.47m x 3.86m)
sash window to the front elevation comprising three double glazed windows with far-reaching views, moulded skirtings, picture rail, simple moulded cornicing, radiator, ceiling light point. Loft access. Panelled door with moulded architraves opening to:-

En-Suite Shower Room/WC:
low level dual flush wc, wall mounted wash handbasin with mixer tap over and cupboard below, shower cubicle with wall mounted shower unit and handheld shower attachment, moulded skirtings, inset ceiling downlights, heated towel rail/radiator, extractor fan.

BEDROOM 3: (11' 5'' x 11' 5'') (3.48m x 3.48m)
double glazed window overlooking the rear garden, ornate cast iron fireplace with recesses to either side of the chimney breast, moulded skirtings, picture rail, radiator, ceiling light point

BEDROOM 4: (11' 5'' x 8' 10'') (3.48m x 2.69m)
double glazed window overlooking the rear garden, moulded skirtings, picture rail, ceiling light point, radiator.

FAMILY BATHROOM/WC:
panelled bath with shower screen, built-in shower unit and handheld shower attachment plus mixer tap. Wash stand with wash handbasin and mixer tap plus shelving below. Low level dual flush wc. Painted wooden floorboards, partially tiled walls with timber panelling to dado height, obscure glazed window to the side elevation, heated towel/radiator, inset ceiling downlights.

OUTSIDE

FRONT COURTYARD:
designed for ease of maintenance, set back from this quiet road behind a dwarf stone wall with wrought iron railings and laid to slate chippings.

REAR GARDEN: (35' 0'' x 35' 0'') (10.66m x 10.66m)
immediately to the rear of the house there is a paved patio and pergola with ample space for garden furniture, potted plants and barbecuing etc. Steps lead up to a level section of lawn with deep shrub borders and specimen tree. Useful garden shed, double vehicular gates opening to the side, outside water tap and lighting. Pedestrian door giving access to the front of the house. Door to:-

WORKSHOP: (14' 5'' x 12' 10'') (4.39m x 3.91m)
light and power connected, obscure glazed window to the side elevation.

GARAGE: (19' 11'' x 11' 2'') (6.07m x 3.40m)
remote electronically operated up and over door, exposed beams and roof trusses, light and power connected, part obscure upvc double glazed door to side.

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: D