GROUND FLOOR

APPROACH:
from the pavement, you find the wide opening onto a spacious driveway within the front garden of the property, which slopes down to the wooden front entrance door. There is also gated side access to the rear garden and double doors providing access to the garage.

ENTRANCE VESTIBULE:
glazed surround to the front door and Inner part glazed wooden door opens into the:-

RECEPTION HALL:
picture rail, radiator, shelved storage cupboards and doors radiate off to the sitting room, family room, kitchen//breakfast room and a further door adjacent to the kitchen opens to wooden steps leading down to the cellar. Staircase opposite entrance vestibule leads up to the first floor landing with stripped wooden handrail.

SITTING ROOM:  16' 2'' x 13' 2'' (4.92m x 4.01m)
ceiling coving, picture rail, period fireplace with wooden surround and brick inlay and hearth (currently used as an open fire), two radiators, double glazed windows and double glazed door to rear bay with far-reaching city views to the hills in the distance. Door provides access to the rear garden (via hardwood steps) and an inner door opens into:

UTILITY ROOM:  9' 7'' x 7' 11'' (2.92m x 2.41m)
plumbing for washing machine and space for dryer as well as fridge/freezer space. Double glazed windows to rear elevation, radiator, door leads through to:-

SHOWER/CLOAKROOM/WC:
white suite comprising low level wc, pedestal wash handbasin with tiled splashback, tiled shower with concertina shower shield and electric shower unit, ceiling downlights, double glazed window to side elevation, radiator and extractor fan.

DINING/FAMILY ROOM:  21' 3'' x 16' 3'' (6.47m x 4.95m)
ceiling coving and picture rail, period style fireplace with impressive wooden surround and tiled inserts and hearth (currently used as an open fire), upvc double glazed wide bay to front elevation, two radiators.

KITCHEN/BREAKFAST ROOM:  22' 2'' x 9' 0'' (6.75m x 2.74m)
good range of base and wall mounted units with electric double oven and four burner gas hob with extractor hood above, stainless steel sink unit with drainer, radiator, two original pieces of furniture; a pine dresser with cupboards, drawers and display shelving, and further floor to ceiling stripped pine glazed cabinet with two large drawers beneath, space for fridge/freezer, double glazed windows to rear elevation with wonderful far-reaching city views across the garden to the hills in the distance.

CELLARS
From the rear of the reception hall, wooden steps descend to the useful cellar area with a circa 5ft ceiling height, which provides for excellent storage accommodation and workshop space with light and power. Electric fuseboard, an Ideal Standard floor mounted gas boiler. Half height wooden door leads out to the rear garden.

FRONT CELLAR SPACE: (13’11” x 8’4”) (4.25m x 2.53m) and REAR CELLAR SPACE: (18’2” x 8’11”) (5.54m x 2.72m)

There is also an extensive further storage area that runs under the lounge with a circa 4ft ceiling height.

FIRST FLOOR

LANDING:
shelved linen cupboard, ceiling downlights, doors radiate to all rooms on this floor and staircase with stripped wooden handrail rises to the loft storage area.

BEDROOM 1:  16' 3'' x 13' 2'' (4.95m x 4.01m)
upvc double glazed window to the rear elevation with wonderful far-reaching views, cast iron period fireplace with tiled reveals, picture rail, radiator.

BEDROOM 2:  11' 9'' x 11' 3'' (3.58m x 3.43m)
upvc double glazed windows to front elevation, picture rail, fireplace with wooden surround with tiled inserts, radiator.

BEDROOM 3:  13' 2'' x 9' 1'' (4.01m x 2.77m)
picture rail, radiator, fireplace with cast iron insert and wooden mantle and double glazed windows to rear elevation and matching door that leads out on to a balcony area with far-reaching views.

BEDROOM 4:  11' 9'' x 9' 8'' (3.58m x 2.94m)
upvc double glazed window to front elevation, picture rail and radiator.

FAMILY BATHROOM/WC:
white suite comprising bath with shower shield and shower over, extensive wall tiling, pedestal wash handbasin, low level wc, double glazed window to side elevation, heated towel rail and radiator.

ATTIC
Staircase rises from the first floor landing to the second floor attic area with door opening into initial storage room which also houses the hot water tank, and further door leads into the useful storage area:-

ATTIC AREA:
useful storage loft which continues round a central core. Subject to obtaining all necessary consents, this floor has the potential to be converted to provide more habitable accommodation.

OUTSIDE

FRONT GARDEN/DRIVEWAY:
Tarmac driveway providing parking for circa 5 cars with front stone boundary wall and hedge side boundary with rock edged shrub beds.

DOUBLE GARAGE:  17' 2'' x 13' 9'' (5.23m x 4.19m)
Built up to the retaining stone walls with high pitched roof with Velux ceiling skylights, power, and light. Upvc access door from rear garden. Wooden foldback door arrangement. Garage leads into:-

WORKSHOP:  26' 0'' x 8' 9'' (7.92m x 2.66m)
double glazed windows and Velux ceiling skylight to workshop area – this is a particularly useful space. (With the correct permissions, this entire area could be converted to provide a separate annexe).

REAR GARDEN:  120' 0'' x 40' 0'' (36.55m x 12.18m)
an excellent garden with lovely southerly facing open aspect with high stone retaining walls and fences. Large area of lawn together with further paved sitting out areas. Wooden pergola with impressive Wisteria covering, various flower beds containing many shrubs and bushes, numerous wooden sheds/storage areas, and child’s playhouse. Access to outside store and cellars. Outside power points x2 and taps x2.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:

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: E