GROUND FLOOR

APPROACH:
from pavement through stone pillared entrance onto decorative tiled pathway adjacent to front courtyard garden, up to six-panelled wooden door with stained glass over, opening into: -

ENTRANCE VESTIBULE:
with high ceilings with ceiling mouldings, gas meter, picture rail, coat hanging space, dado rail, internal door with stained glass and window over, polished wooden flooring which continues through to:-

ENTRANCE HALLWAY:
a central hallway with wooden flooring continuing, straight staircase rising to first floor landing, high ceilings with ceiling mouldings, archway with period detailing, column radiator, head height meter cupboard housing electric consumer unit and meter. Door to: -

Understairs Storage Cupboard:
walk-in storage cupboard currently used as storeroom/pantry with potential for use as a downstairs cloakroom.

SITTING ROOM: 14' 2'' x 12' 10'' (4.31m x 3.91m)
bay fronted sitting room with wood framed double glazed sash windows to front elevation with pleasant street scene views, high ceilings with ceiling mouldings, central ceiling rose, picture rail. Cast iron insert fireplace with tiled surround, stone hearth and mantle with wooden book shelving flanking the chimney breast on both sides, wooden flooring continues and column radiator.

DINING ROOM: 12' 10'' x 11' 0'' (3.91m x 3.35m)
currently used as a music room with connecting doors from hallway and through to kitchen area, high ceilings continue, ceiling mouldings, central ceiling rose, fireplace with tiled surround and stone mantlepiece, picture rail, built-in cabinets both sides of the chimney breast, wooden flooring continues, vertical column radiator and ceiling mounted clothes airer on a pulley system. Internal folding doors through to:-

BREAKFAST ROOM:
open plan with adjacent kitchen but described separately; natural light from bi-folding double-glazed doors onto rear garden, double glazed Velux skylight, wooden flooring which continues through to adjacent kitchen, vertical column radiators both sides of the internal door.

KITCHEN: 19' 8'' x 16' 2'' (5.99m x 4.92m)
open plan with adjacent breakfast room but described separately; wood framed double glazed doors opening onto rear garden with column radiator to side, Velux double glazed skylight, wooden flooring continues. Fitted kitchen along two walls with square edged black granite worksurfaces with metro tile splashback, integrated drainer forming above a double enamel Belfast sink with swan neck mixer tap. Various eye and floor level kitchen units with cupboards and drawers including pantry style pull out cupboard and display shelving. Integrated dishwasher, washing machine and tumble dryer. Also includes 5 ring gas hob, Smeg range cooker with extractor hood over and wall mounted Worcester Greenstar HE boiler.

FIRST FLOOR

LANDING:
small half landing to bedroom 4 with raised larger section of landing with understairs alcove which provides access to the other rooms.

BEDROOM 4: 10' 8'' x 8' 10'' (3.25m x 2.69m)
wood framed double glazed sash window to side elevation with radiator to side, polished wooden flooring and shelving.

BEDROOM 2: 12' 8'' x 10' 11'' (3.86m x 3.32m)
wood framed double glazed sash window to rear elevation looking towards rear garden with radiator on opposing wall, polished wooden flooring, cast iron insert fireplace with wooden surround and stone hearth, picture rail.

BEDROOM 3: 10' 0'' x 8' 6'' (3.05m x 2.59m)
wood framed double glazed sash window to front elevation with street scene views with radiator to side and polished wooden flooring.

BATHROOM/WC:
luxury family bathroom with wood framed obscured double glazed sash window to front elevation, Victorian style ceramic tiled floor, tongue and groove wood panelling to half wall height, claw foot double ended cast iron bath with mixer tap with hose attachment, walk-in shower cubicle with low level tray and fully tiled enclosure with rainhead mains fed shower and further hose attachment. Ceiling mounted extractor fan over, heated towel rail, Burlington period style hand basin with connected towel rail below and matching Burlington close coupled wc.

SECOND FLOOR

LANDING:
turning staircase rises to the second-floor landing. A short second floor landing with built-in book shelving over the staircase, double glazed wood framed Velux skylight. Door to: -

BEDROOM 1: 19' 10'' x 16' 5'' (6.04m x 5.00m)
a dual aspect room with double glazed wood framed Velux skylights and windows to front and rear elevations, mansard style roof on one side providing extra head height with built-in blinds on all windows. Vertical column radiator, built-in wardrobe space and eaves storage.

En-Suite Shower Room/WC:
wood framed double glazed Velux skylight with built-in blind, Burlington close coupled wc and Burlington hand basin with built-in towel rail, further heated towel rail on opposing wall, Victorian style ceramic tiled floor with underfloor heating, metro tiled enclosure around shower cubicle with low level tray, mains fed rainhead shower with further hose attachment and alcove to side for toiletries, ceiling mounted extractor fan and shaving point.

STUDY: 7' 1'' x 5' 1'' (2.16m x 1.55m)
Accessible from bedroom 1. A pair of wood framed double glazed Velux skylights to front elevation with built-in blinds, radiator. Currently used as a study and alternatively could be used as a cot room for a young infant.

OUTSIDE

FRONT GARDEN: 16' 5'' x 9' 1'' (5.00m x 2.77m)
a South facing front courtyard garden with outside shed, space for bins and ample space for seating considering the property is at the quieter end of the road.

REAR GARDEN: 23' 8'' x 17' 1'' (7.21m x 5.20m)
a low maintenance courtyard rear garden laid to patio with a pair of small trees for shade, with notably open aspects to the east and west, outside water supply, power and lighting.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents Limited, 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 has Good Leasehold title for 1000 years from 25 March 1879. This information should be checked with your legal adviser.

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