GROUND FLOOR

APPROACH:
from the pavement, there is a dwarf stone wall with high hornbeam hedge providing a good amount of privacy. Pathway leading alongside the front courtyard to the front entrance. Sold wood panelled front door with brass door furniture and fanlight, opening to:-

ENTRANCE VESTIBULE:
solid wood flooring, tall moulded skirtings, dado rail, picture rail, ornate moulded cornicing, ceiling light point. Stripped pine part stain glass door with overlight, opening to:-

ENTRANCE HALL:
solid wood flooring, ornate ceiling arch, tall moulded skirtings, dado rail, partial ornate moulded cornicing, ceiling light point, radiator. Elegant staircase ascending to the first floor with handrail and ornately carved spindles. Understairs storage cupboard with space for tumble dryer. Panelled doors with moulded architraves, opening to:-

SITTING ROOM:  15' 4'' x 12' 10'' (4.67m x 3.91m)
a gracious principal reception room having bay window to the front elevation comprising three sash windows with casement style secondary glazing. Central inset wood burning stove set upon a slate hearth with ornately carved slate mantle piece. Recesses to either side of the chimney breast (both with fitted book shelving), solid wood flooring, tall moulded skirtings, ornate moulded cornicing, Victorian style radiator, ornate ceiling rose with light point

SHOWER ROOM/WC:  4' 10'' x 4' 0'' (1.47m x 1.22m)
corner shower cubicle with sliding glass doors and side panels plus wall mounted shower unit and handheld shower attachment, low level dual flush wc. Wash hand basin with mixer tap and cupboard below. Stone tiled flooring with underfloor heating, heated towel rail/radiator, majority tiled walls, inset ceiling downlights, recessed mirrored medicine cabinet, extractor fan.

KITCHEN/FAMILY ENTERTAINING SPACE:  22' 9'' x 15' 6'' (6.93m x 4.72m)
having been very creatively enhanced by the present owners with a side return extension and full height powder coated aluminium double glazed window with concealed integrated blind, looking out upon the profusely stocked and private rear garden. Comprehensively fitted with an array of sleek gloss base and full height units combining drawers and cabinets. Roll edged granite worktop surfaces with glass splashback, undermount stainless steel sink with swan neck mixer tap. Integral appliances including 4 ring gas hob, electric oven, tall fridge/freezer and dishwasher. Generous storage space including corner carousel and pull-out larder cupboard. Solid wood flooring, heated towel rail/radiator, inset ceiling downlights, extractor fan, solid wooden shelf, ample space for table and chairs and sofa, additional fitted book shelving, vertical Victorian style radiator, ceiling light point, skylight window. Powder coated aluminium door with side panel overlooking and opening externally to the rear garden.

FIRST FLOOR

SPLIT LEVEL LANDING:
part galleried over the stairwell and enjoying plenty of natural light via a Velux window, exposed wooden floorboards, moulded skirtings, dado rail, two ceiling light points. Loft access with pull down ladder. Airing Cupboard housing wall mounted Worcester Bosch gas fired combination boiler with slatted shelving to side. Panelled doors with moulded architraves, opening to:-

BEDROOM 1:  12' 7'' x 10' 10'' (3.83m x 3.30m)
wooden double glazed sash window to the rear elevation with attractive views over neighbouring gardens. Ornate cast iron fireplace with slate hearth and recesses to either side of the chimney breast (both with double opening wardrobes), exposed wooden floorboards, radiator, ceiling light point.

BEDROOM 2:  12' 6'' x 11' 1'' (3.81m x 3.38m)
a pair of sash windows to the front elevation with radiator below, ornate cast iron fireplace with recesses to either side of the chimney breast (having fitted book shelving), exposed wooden floorboards, moulded skirtings, ceiling light point.

BEDROOM 3:  8' 10'' x 7' 10'' (2.69m x 2.39m)
double glazed window to the side elevation, solid wood flooring, moulded skirtings, radiator, fitted book shelving, ceiling light point.

FAMILY BATH/SHOWER ROOM/WC:  12' 3'' x 5' 8'' (3.73m x 1.73m)
panelled bath with mixer tap and handheld shower attachment, low level dual flush wc with concealed cistern. Wash hand basin with mixer tap, built in shower cubicle with fully tiled surround, wall mounted shower unit and handheld shower attachment. Wall to wall eye level mirrored cupboards, partially tiled walls, heated towel rail/radiator, Velux window, inset ceiling downlights, extractor fan.

OUTSIDE

REAR GARDEN:  25' 0'' x 16' 0'' (7.61m x 4.87m)
a gardener’s paradise with westerly orientation and enjoying a good amount of privacy. Immediately to the rear of the kitchen/family entertaining space there is a stone paved patio with ample space for garden furniture and sunken pond behind railway sleeper border to one side with a collection of ferns and bamboo hedge. Steps up then to the remainder of the garden which has been designed for ease of maintenance and again stone paved with further space for table and chairs, potted plants and barbequing etc. Deep shrub borders featuring an array of flowering plants and mature shrubs. Enclosed on all three side by brick walling with a combination of timber trellising on top and an assortment of shrubs including a row of hornbeams. Useful garden shed with wood store to one side. Outside water tap.

FRONT COURTYARD:
ample space for bikes with Sheffield Stand in situ for attaching them to, hornbeam hedge along the front border, outside water tap, Victorian clay clover path.

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 1000 year lease which commenced on 25 March 1879 with a rent charge payable of £3.3s.0d. This information should be checked with your legal adviser.

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