GROUND FLOOR

APPRAOCH:
via drive and pathway to Covered Porch Entrance with outside light, front entrance door with double glazed leaded side lights.

RECEPTION HALL: 12' 8'' x 10' 3'' (3.86m x 3.12m)
(overall max L shaped dimensions inclusive of part of staircase and cloaks/wc) ornate ceiling cornice, traditional staircase with handrail and balustrade rising to first floor, double doors into both sitting and dining rooms, under stairs cupboard, radiator.

CLOAKROOM/WC: (front) 6' 9'' x 3' 0'' max (2.06m x 0.91m)
white suite, wash basin, low level wc, tiled floor, contemporary heated towel rail/radiator, double glazed leaded light window.

SITTING ROOM: (front to rear) 26' 0'' max into bay and French window x 11' 8'' (7.92m x 3.55m)
ornate ceiling cornice, centre roses, wide front bay with double glazed leaded light windows, double glazed double doors and side panels open out to rear terrace and garden, dado rail, handsome Inglenook style recessed brick fireplace with massive beam over plus inset fire basket with living flame coal effect gas fire and double glazed leaded light windows casting light into the fireplace area, radiators.

DINING ROOM: (rear) 14' 9'' max into bay x 10' 5'' (4.49m x 3.17m)
ornate ceiling cornice, centre rose, wide deep semi circular bay with double glazed leaded light windows, dado rail, radiator.

FAMILY KITCHEN/BREAKFAST ROOM: (rear) overall dimensions 16' 1'' max x 10' 1'' min/13'6" max (4.90m x 3.07m)
extensive range of base and wall units incorporating drawers, cupboards, shelves and generous work surfaces with tiling behind and lighting over, inset 4 ring gas hob unit with filter hood over; integrated appliances include separate electric fan oven, microwave, tall fridge, tall freezer and dishwasher, single drainer sink unit with rinsing bowl and mixer tap, tiled floor, radiator, double glazed leaded light windows and adjacent double glazed double doors opening outside to rear terrace and garden.

UTIITY ROOM: (side) 8' 1'' x 5' 3'' (2.46m x 1.60m)
single drainer sink unit with mixer tap, worktop with base unit under and space and plumbing for washing machine and space for tumble dryer, adjacent tall storage cupboard containing gas boiler and timer/programmer, tiled floor, radiator, side door leads outside.

FIRST FLOOR

GALLERIED LANDING:
staircase rises and divides to front and rear wings of the house with balustrades to either side, large deep Airing Cupboard with ample linen shelving and generous lagged hot water cylinder, double glazed leaded light windows, radiator, drop down ceiling access hatch to insulated partially boarded roof space.

BEDROOM 1 & EN SUITE SHOWER ROOM/WC: (front) 15' 3'' max to rear of built in wardrobes x 13' 7'' min (4.64m x 4.14m)
extensive range of built in wardrobes and central dressing table, double glazed leaded light windows, radiator, door into:-

En Suite Shower Room/wc:
tiled walls and floor, white suite, wash basin, low level wc, tiled shower enclosure with system fed shower unit, contemporary heated towel rail/radiator, double glazed leaded light window, light unit with shaver point.

BEDROOM 2 & EN SUITE SHOWER ROOM/WC: (rear) 14' 9'' x 13' 11'' max (4.49m x 4.24m)
extensive range of built in wardrobes and central dressing table, double glazed leaded light windows, radiator, door into:-

En Suite Shower Room/wc: 5' 10'' x 5' 3'' plus shower cubicle (1.78m x 1.60m)
tiled walls and floor, white suite, wash basin, low level wc, tiled cubicle with system fed shower unit, contemporary heated towel rail/radiator, double glazed leaded light window, light unit with shaver point.

BEDROOM 3: (front) 13' 11'' x 10' 0'' (4.24m x 3.05m)
double wardrobe area, double glazed leaded light windows, radiator.

BEDROOM 4: (rear) 12' 9'' x 8' 11'' (3.88m x 2.72m)
built in open-fronted double wardrobe, double glazed leaded light windows, radiator.

BEDROOM 5: (rear) 10' 11'' x 9' 0'' (3.32m x 2.74m)
double wardrobe area, double glazed leaded light windows, radiator.

FAMILY BATH & SHOWER ROOM/WC: (side) 9' 0'' x 7' 0'' (2.74m x 2.13m)
tiled walls and floor, white suite, wash basin, low level wc, bath with mixer tap and hand held shower attachment, separate tiled cubicle with system fed shower unit, contemporary heated towel rail/radiator, double glazed leaded light windows.

OUTSIDE

OFF STREET PARKING SPACE:
paviored hard standing fronting the double garage provides space for two vehicles.

DOUBLE GARAGE: approx dimensions 17' 0'' wide x 16' 0'' deep (5.18m x 4.87m)
twin up and over doors, electric light and power installed.

GARDENS:

Front: approx dimensions 53' 0'' wide x 19' 0'' min/26ft max depth (16.14m x 5.79m)
paviored driveway hard standing providing off street parking, paved pathway to front door, delightful enclosed front lawn – a favourite spot for quietly contemplating summer evenings with a drink in hand, brick boundary walls, borders with screening shrubs and bushes, cold tap.

Rear: approx dimensions 53' 0'' wide x 36' 0'' deep (16.14m x 10.96m)
paved sitting out patio/pathway all along the rear of the house accessed from both the sitting room and kitchen/breakfast room, generous lawned area with perimeter border, specimen Bramley apple tree, espaliered fruit trees and climbers to the fenced and walled boundaries respectively, outside light, cold tap, wide gated side entrance leading through to front with gas and electricity meters on the side of the house and space for bins.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents, tel: 0117 946 6690.

AGENTS NOTES:
we understand that the sellers make quarterly contributions towards maintenance of trees, fencing and walls of £65.

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: G