GROUND FLOOR

APPROACH:
the property is accessed via a pathway leading through the front courtyard garden to the main front door to the property via five-panelled wooden door, opening to:-

ENTRANCE VESTIBULE:
original tessellated tiled flooring, with original ceiling cornicing, stained glass panels above the front door, leaded light window, various wall mounted coat hooks, ceiling light point, lovely tall part glazed door with leaded light window beside leads through into:-

ENTRANCE HALLWAY:
laid with beautiful herringbone flooring, provides access off to the principal rooms on this level including sitting room and kitchen/dining room which in turn leads out to the garden. Carpeted staircase with beautiful wooden balustrade ascends to the upper floors of the house. Useful understairs storage. Door to:-

SITTING ROOM: 15' 11'' x 11' 0'' (4.85m x 3.35m)
an exceptionally bright room, laid with beautiful stripped wooden floorboards, lots of natural light flooding in from the front elevation via four single sash windows set into the bay with working wooden shutters, beautiful ceiling cornicing and ceiling rose with light point, log burner with limestone/bath stone surround and hearth, integrated shelving units, original solid wood skirting boards, refurbished cast iron radiator, tv point, internet point.

KITCHEN/DINING ROOM: 17' 1'' x 14' 6'' (5.20m x 4.42m)
via made to measure bespoke solid hardwood door; laid with solid oak herringbone flooring throughout. Measured as one, but described separately as follows:-

LANDING:
carpeted staircase with beautiful wooden balustrade ascends from the entrance hallway to the first floor landing which provides access off to the principal rooms of this level including bedroom 1, bedroom 2, bedroom 4/study and family bathroom. Laid to fitted carpet, ceiling light point, gas radiator, solid wood Victorian skirting boards. Staircase with wooden balustrade ascends to the top floor.

BEDROOM 1: 15' 11'' x 11' 2'' (4.85m x 3.40m)
light flooding in from the front elevation via four single sash windows set into bay with working wooden shutters and overlooking the leafy street scene. Moulded skirting boards, laid to fitted carpet, ceiling light point, ceiling cornicing, space for double bed, freestanding wardrobes and desks etc.

BEDROOM 2: 14' 6'' x 11' 2'' (4.42m x 3.40m)
a really good sized double bedroom with easily enough space for a king size bed, desk, wardrobes etc dependent upon one’s needs. Laid to fitted carpet, ceiling light point, moulded skirting boards, gas radiator, light flooding in from the rear elevation via single sash window with leafy outlook over the rear garden.

BEDROOM 4/STUDY: 9' 3'' x 6' 9'' (2.82m x 2.06m)
light flooding in from the rear elevation via single window with leafy outlook across towards the garden scene, moulded skirting boards, ceiling light point, original wood flooring. A useful fourth bedroom/study or the ideal working from home space.

FAMILY BATHROOM/WC:
comprehensively refurbished by the current owners to a high standard; comprising beautiful tiled flooring, low level dual flush wc, wall standing hand wash basin with painted taps over, panelled bath, glass shower screen, wall mounted shower head and controls, stylish handmade hand glazed tiled splashbacks, ceiling light point, light coming in from the front elevation via a partially frosted single sash window.

SECOND FLOOR

LANDING:
staircase ascends from the first floor landing of this beautiful period home to the second floor landing, which provides access off to the loft room.

LOFT ROOM: 14' 6'' x 11' 9'' (4.42m x 3.58m)
a good sized room; laid to fitted carpet, light coming in from the rear elevation via single sash window set into box bay with elevated views over neighbouring gardens, moulded skirting boards. Sliding door to:-

En-Suite Shower Room/WC:
low level wc, shower cubicle with glass shower screen, wall mounted shower head and controls, stylish brick splashbacks, wall mounted hand wash basin with cupboard below and stainless steel mixer tap over. Access to eaves storage.

EAVES STORAGE SPACE:
an exceptionally large space used for general storage.


*The loft conversion was done historically and likely pre-dates building regulations, therefore there is no certification*

OUTSIDE

FRONT COURTYARD:
courtyard area with space for bin storage etc. Low level brick boundary wall to front elevation.

REAR GARDEN
an easy to maintain space, predominantly laid to brick paving, enclosed by mature borders containing a variety of shrubs, plants and trees providing a degree of privacy and tranquillity. Garden shed.

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 Freehold. This information should be checked with your legal adviser.

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