GROUND FLOOR

APPROACH:
low stone front boundary wall with timber planter and hedgerow, pedestrian pathway and an easy maintenance flint chipped garden to one side. Solid wood panelled front door with brass door furniture and fanlight, opening to:-

ENTRANCE VESTIBULE:
inlaid entrance mat, tall moulded skirtings and simple moulded cornicing. Ceiling light point. Useful understairs storage cupboards. Part multi-paned wooden door with fanlight and moulded architraves, opening to:-

RECEPTION HALL:
having an elegant easy rising turning staircase ascending to the first floor with handrail and ornately carved spindles. Tall moulded skirtings, radiator, main switchboard control cupboard, ceiling light point, tiled flooring. Six-panelled doors with moulded architraves, opening to:-

DRAWING ROOM: (19' 11'' x 15' 5'') (6.07m x 4.70m)
a pair of wooden double glazed sash windows overlooking the front garden with radiator below and folding louvre style shutters. Central cast iron fireplace with working fire, slate hearth and an ornately carved wooden mantelpiece. Recessed areas, timber panelling to walls, ornate moulded cornicing, tall moulded skirtings, ornate ceiling rose, additional radiator, two ceiling light points. Solid wood panelled double doors with moulded architraves, opening to:-

KITCHEN/DINING ROOM: (19' 11'' x 15' 5'') (6.07m x 4.70m)
loosely divided as follows:-

Dining Room:
multi-paned double glazed Crittall style double doors with matching side panels overlooking and opening externally to the south-west facing rear garden. Parquet style wooden flooring, tall moulded skirtings, inset ceiling downlights, two wall light points. Open walkways to:-

Kitchen:
comprehensively fitted with an array of base and eye level units combining drawers and cabinets. Quartz worktop surfaces with splashback tiling and complimentary oak shelf. Belfast style sink with swan neck hot tap over. Integrated appliances including combi microwave/oven, electric oven, tall fridge, freezer, 4 ring induction hob, dishwasher and two wine coolers. A continuation of the parquet style wooden flooring, inset ceiling downlights, breakfast bar, ceiling light point, three wall light points, vertical window overlooking the south-west facing rear garden.

FIRST FLOOR

PART GALLERIED LANDING:
enjoying plenty of natural light via a window to the side elevation, two ceiling light points, staircase continuing to the second floor level, tall moulded skirtings. Six-panelled doors with moulded architraves, opening to:-

BEDROOM 1: (20' 0'' x 10' 11'') (6.09m x 3.32m)
a lovely dual aspect principal bedroom, having a pair of sash windows to the front elevation and an additional window to the side elevation looking up the street. Ornate cast iron fireplace, moulded skirtings, picture rail, simple moulded cornicing and an ornate ceiling rose with light point. Wall to wall built-in wardrobes with cupboards above, radiator.

BEDROOM 2: (13' 8'' x 9' 1'') (4.16m x 2.77m)
wooden double glazed sash window to the rear elevation, moulded skirtings, simple moulded cornicing, radiator, ceiling light point.

FAMILY BATH/SHOWER ROOM/WC: (9' 4'' x 8' 7'') (2.84m x 2.61m)
freestanding roll top bath on ball and claw feet with mixer tap and telephone style shower attachment. Low level dual flush wc with concealed cistern. Wash stand with circular wash hand basin and mixer tap plus drawers below. Large shower cubicle with sliding glass door, built-in shower unit plus overhead circular shower and handheld shower attachment. Tiled flooring and hexagonal wall tiles to the shower cubicle, timber panelled to dado rail, obscure glazed sash window to the rear elevation, inset ceiling downlights, two wall light points, extractor fan. Airing Cupboard housing Vaillant gas fired combination boiler and slatted shelving.

SECOND FLOOR

PART GALLERIED LANDING
window to the rear elevation, moulded skirtings, ceiling light point, loft access. Panelled doors with moulded architraves, opening to:-

BEDROOM 3: (14' 0'' x 11' 1'') (4.26m x 3.38m)
a pair of sash windows to the front elevation with radiator below, moulded skirtings, simple moulded cornicing, ceiling light point, loft access.

BEDROOM 4: (13' 9'' x 8' 11'') (4.19m x 2.72m)
wooden double glazed sash window to the rear elevation with radiator below, moulded skirtings, simple moulded cornicing, ceiling light point.

SHOWER ROOM/WC: (6' 7'' x 5' 7'') (2.01m x 1.70m)
low level flush wc. Wall mounted wash hand basin with mixer tap, splashback tiling and double opening cupboard below. Shower cubicle with glass door and screen, fully tiled surround, built-in shower unit and handheld shower attachment. Tessellated tiled effect vinyl flooring, moulded skirtings, dado rail, coved ceiling, ceiling light point, extractor fan.

OUTSIDE

FRONT COURTYARD:
easy maintenance flint chipped front courtyard with hedgerow providing privacy along the front and side elevations.

REAR GARDEN: (23' 0'' x 21' 0'') (7.01m x 6.40m)
level south-westerly facing rear garden predominantly paved with raised deep shrub borders that features an array of flowering plants and mature shrubs including a fuschia, two hydrangeas, ceanothus, fatsia japonica and hawthorn tree. Outside water tap. Fully enclosed by a combination of stone/brick walls with trellising and enjoying a good amount of privacy from neighbours.

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 £8.8s.0d p.a. This information should be checked with your legal adviser.

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