GROUND FLOOR

APPROACH:
via a garden gate and pathway leading beside the level front garden and up the right hand side of the property, where you will find the main entrance a short way up on the left hand side.

ENTRANCE HALLWAY:
a wide welcoming central entrance hallway with staircase rising to the first floor landing. Understairs storage cupboard and cloaks area. Doors leading off to the sitting room, reception 2/dining room and reception 3/breakfast room, which in turn leads through to the kitchen.

SITTING ROOM: (front) (20' 3'' x 18' 4'') (6.17m x 5.58m)
a lovely generous sitting room spanning the entire width of the house with high ceilings, ceiling coving, parquet style wood flooring, feature fireplace, radiator, bay window to front with four sash windows and a further sash window beside the bay.

RECEPTION 2/DINING ROOM: (17' 2'' x 11' 9'') (5.23m x 3.58m)
a light and airy second reception room, currently used as a less formal sitting room, with superb high ceilings, ceiling coving, feature fireplace, bay window to rear comprising double glazed windows and a south-westerly aspect and view over the rear garden, radiator, arched wall opening with two steps down through to:-

RECEPTION 3/BREAKFAST ROOM: (14' 5'' x 8' 11'') (4.39m x 2.72m)
double glazed window to rear, built-in bench seat with space for a large dining table, built in cabinets to chimney recess, door connecting back through to the entrance hallway, further part glazed door through to:-

KITCHEN: (13' 6'' x 8' 0'') (4.11m x 2.44m)
a fitted kitchen comprising base and eye level cupboards with laminated worktop over and inset sink and drainer unit, double glazed window to side. Appliance space for a cooker, washing machine and dishwasher. Arched wall opening connects through to:-

REAR LOBBY:
with further appliance space for a fridge and freezer, with work counter and units over. Doors off to a ground floor cloakroom/wc, a further storage room and the access to the rear garden.

CLOAKROOM/WC:
low level wc with concealed cistern.

FIRST FLOOR

LANDING:
doors off to three bedrooms and the family bathroom. Further door off to bedroom 4 (off lower mezzanine landing) and bedroom 5 (off upper mezzanine landing). Further door accesses a recessed storage cupboard.

BEDROOM 1: (front) (18' 6'' x 11' 5'') (5.63m x 3.48m)
a double bedroom with wide bay to front comprising four sash windows, built-in wardrobes, radiator.

BEDROOM 2: (rear) (17' 2'' x 12' 3'') (5.23m x 3.73m)
a double bedroom with high ceilings, ceiling coving, radiator, bay window to rear comprising double glazed windows offering a sunny aspect and overlooking the rear garden, built-in bench seat beneath, built-in desk, radiator.

BEDROOM 3: (front) (14' 6'' x 9' 2'') (4.42m x 2.79m)
a double bedroom with ceiling coving, built-in wardrobe, built-in desk, radiator, sash window to front.

BEDROOM 4: (off lower mezzanine half landing) (15' 0'' x 8' 11'') (4.57m x 2.72m)
a double bedroom with built-in wardrobes, double glazed window to rear, radiator.

BATHROOM/WC:
panelled bath with mixer taps and shower attachment, low level wc and pedestal wash basin, radiator, sash windows to side.

UPPER MEZZANINE

LANDING:
door to bedroom 5. Further storage cupboard which provides an entry point into the loft storage space.

BEDROOM 5: (15' 1'' x 9' 0'') (4.59m x 2.74m)
a double bedroom with double glazed window to rear, built-in storage cupboards, radiator.

OUTSIDE

OFF ROAD PARKING & FRONT GARDEN:
the property has the rare advantage of off road parking, as well as being within the CM residents parking permit zone and permits are available from Bristol City Council at a modest annual fee. Beside the driveway there is a level front garden with artificial lawned section, pathway leading up the right hand side of the property where there is the front door and handy side access to the rear garden.

REAR GARDEN: (approx. 35' 0'' in depth x 25' 0'' max width) (10.66m x 7.61m)
a glorious south-westerly facing rear garden attracting much of the day’s sunshine with a generous paved seating area closest to the property, artificial lawned section, deep flower borders containing various plants and shrubs, handy gated side access through to the front of the property.

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 with a perpetual yearly rent charge of £7 p.a. This information should be checked with your legal adviser.

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