GROUND FLOOR

APPROACH;
from the pavement, a dwarf stone wall with impressive gate pillars and pathway leading alongside the front courtyard to the front entrance. Solid wood panelled door with chrome door furniture, arched fan light, opening to: -

ENTRANCE VESTIBULE:
tessellated tiled flooring, tall moulded skirtings, dado rail, ornate moulded cornicing. Part-stained glass panelled door with overlight opening to: -

ENTRANCE HALLWAY:
exposed wooden floorboards, tall moulded skirtings, dado rail, ornate moulded cornicing, ornate moulded arch, vertical style column radiator, two ceiling light points, useful cloakroom cupboard. Staircase ascending to the first floor, with central runner and handrail. Four-panelled doors with moulded architraves, opening to: -

SITTING ROOM: 14' 1'' x 13' 5'' (4.29m x 4.09m)
a gracious principal reception room, having bay window to the front elevation comprising of three UPVC double glazed sash windows. Central period fireplace with ornate cast iron surround and grate plus decorative tilled slips and a slate hearth. Recesses to either side of the chimney breast (both with fitted book shelving), exposed wooden floorboards, tall moulded skirting, picture rail, ornate moulded cornicing, ornate ceiling rose with light point, vertical column style radiator.

KITCHEN/BREAKFAST ROOM:  16' 11'' x 13' 5'' (5.15m x 4.09m)
comprehensively fitted with an array of shaker style base and eye level units combining drawers and cabinets. Solid wooden worktop surfaces with peninsular breakfast bar and matching upstands. Undermount Belfast style sink with swan neck mixer tap over. Gas/electric Rangemaster cooker with stainless steel extractor hood (Available by separate negotiation). Integral tall fridge/freezer and slimline dishwasher. Tiled flooring, Victorian style radiator, tall moulded skirtings, two ceiling light points, fitted shelving, UPVC fitted double glazed double doors with overlight overlooking and opening externally to the rear garden. Large pantry cupboard with fitted shelving and two light points. Wide walkway through to: -

DINING ROOM: 16' 8'' x 7' 1'' (5.08m x 2.16m)
dual aspect with UPVC double glazed windows to the side and rear elevation plus large UPVC double glazed lantern light. Tiled flooring, tall moulded skirtings, inset ceiling downlights, vertical style radiator. Solid roll edged wooden worktop surface with circular wash hand basin with draining board to side and mixer tap. Base level cabinets and drawers, space and plumbing for washing machine. UPVC double glazed double doors with side panels overlooking and opening externally to the timber deck.

FIRST FLOOR

PART GALLERIED LANDING:
part galleried over the stairwell with handrail and spindles, moulded skirtings, dado rail, two ceiling light points, useful storage cupboard with shelving. Turning staircase ascending to the second floor. Four-panelled doors with moulded architraves, opening to: -

BEDROOM 1: 11' 10'' x 11' 8'' (3.60m x 3.55m)
a pair of UPVC double glazed sash windows to the front elevation with Victorian style radiator below. Chimney breast with recesses to either side (both with fitted book shelving), moulded skirtings, ceiling light point. Wall opening to: -

Dressing Room: 9' 4'' x 4' 10'' (2.84m x 1.47m)
UPVC double glazed sash windows to the front elevation, Victorian style radiator, moulded skirtings, ceiling light point. Fitted shelving and hanging rails.

BEDROOM 2: 10' 10'' x 10' 6'' (3.30m x 3.20m)
UPVC double glazed sash window to the rear elevation, chimney breast with recess and solid wooden mantle with recesses to either side (one with fitted book shelving), moulded skirtings, Victorian style radiator, ceiling light point.

FAMILY BATHROOM/WC 10' 10'' x 6' 4'' (3.30m x 1.93m)
panelled bath with shower screen, mixer tap, handheld shower attachment and an overhead circular waterfall style shower. High level flush wc. Washstand with marble worktop, mixer tap plus double opening cupboard below. Parquet style tiled flooring, majority tiled walls, Victorian style radiator with heated towel rail, moulded skirtings, ceiling light point, extractor fan, part opaque UPVC double glazed sash window to the rear elevation, recessed shelving. Airing cupboard housing Valliant gas fired combination boiler.

SECOND FLOOR

LANDING:
enjoying plenty of natural light via a Velux window to the front elevation, moulded skirtings, inset ceiling downlight. Doors with moulded architraves, opening to: -

BEDROOM 3: 19' 6'' x 17' 2'' (5.94m x 5.23m)
dual aspect with dormer style UPVC double glazed windows to the rear elevation having far reaching rooftop views plus three Velux windows to the front elevation with fitted blackout blinds. Eaves storage cupboard, moulded skirtings, radiator, inset ceiling downlights.

SHOWER ROOM/WC: 6' 5'' x 5' 8'' (1.95m x 1.73m)
UPVC double glazed window to the rear elevation. large shower cubicle with fully tiled surround, wall mounted shower unit and handheld shower attachment. low level flush wc. pedestal wash hand basin with hot and cold water taps and splashback tiling. Wall mounted mirror with integral lighting, moulded skirtings, inset ceiling downlights, extractor fan, recess shelving.

OUTSIDE

FRONT COURTYARD:
set behind a dwarf stone wall designed for ease of maintenance with stone chippings plus raised shrub borders partially along the boundary. To one side there is a useful bike store (available by separate negotiation).

REAR GARDEN:
accessed internally via the kitchen/breakfast room and dining room there is a two-tier timber deck with ample space for garden furniture, potted plants and barbequing etc. The remainder is laid to lawn and level being enclosed on all three sides by low stone walling and a combination of timber fencing and timber trellising. Outside shed.

IMPORTANT REMARKS

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

FIXTURES AND 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 from 25th March 1879, (the sellers have secured the ‘head lease’). This information should be checked with your legal adviser.

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