GROUND FLOOR

APPROACH:
from the pavement pass through gateway and up path to an open porch with quarry tiled floor, outside light, main entrance door with stained glass leaded lights and stained glass leaded windows to either side and above.

RECEPTION HALL: 21' 2'' x 5' 8'' inclusive of staircase (6.45m x 1.73m)
coved ceiling, picture rail, low level cupboard housing gas pipe, radiator, oak flooring, staircase rising to first floor landing, doors lead off to all rooms on ground floor.

SITTING ROOM: (front) 16' 4'' max into bay x 15' 0'' max into chimney recess (4.97m x 4.57m)
ceiling coving and centre rose, picture rail, square bay with upvc double glazed windows with stained glass leaded overlights (matched to the original stained glass design on front door), upvc double glazed window with stained glass leaded overlights to side elevation. Feature oak fireplace surround with decorative inset polished cast iron fireplace with inset gas coal effect fire, slate hearth, two radiators, stripped wooden floorboards.

DINING ROOM:  (side) 15' 7'' max into bay x 13' 10'' max into chimney recess (4.75m x 4.21m)
ceiling coving and centre rose, picture rail, square bay to side elevation with upvc double glazed windows with stained glass leaded overlights (matched to original design), built in storage cupboards providing window seat, ornate cast iron fireplace with slate hearth, two radiators.

KITCHEN/BREAKFAST ROOM: (rear) 23' 8'' x 9' 10'' max (7.21m x 2.99m)
contemporary modern kitchen comprising excellent range of base and wall mounted units with solid oak fronted cupboards, stainless steel handles and under cupboard lights (not currently working), solid black granite worktops and upstands, undermount 1½ bowl stainless steel sink with swan neck mixer tap, built in Bosch dishwasher, space and plumbing for large American style fridge/freezer, space for range style gas/electric cooker with stainless steel splashback and large stainless steel extractor chimney, space and plumbing for washing machine, space for tumble dryer, Vaillant gas boiler concealed behind oak cupboard front, ceiling mounted spotlights, two upvc double glazed windows, radiator, separate area for dining table and chairs, glazed wooden double doors giving access out onto the rear garden, ‘Chinese’ slate flooring.

CLOAKROOM/WC:
two steps lead down to cloakroom/wc; white suite comprising low level flush wc, wall mounted wash hand basin with limestone mosaic tiled splashbacks, understairs storage cupboard also housing electric meters and fuse boxes, upvc double glazed window.

FIRST FLOOR

LANDING:
ceiling coving, picture rail, large upvc double glazed window to side elevation, loft hatch with drop down ladder, doors lead off to all rooms on first floor.

BEDROOM 1: (front) 15' 0'' into chimney recess x 14' 3'' (4.57m x 4.34m)
ceiling coving and centre rose, picture rail, upvc double glazed windows with stained glass leaded overlights to front and side elevations, radiator, two wall light points.

BEDROOM 2: (rear) 14' 2'' x 13' 11'' into chimney recess (4.31m x 4.24m)
ceiling coving, picture rail, upvc double glazed window with stained glass leaded overlights, radiator.

BEDROOM 3: (rear) 13' 11'' x 10' 10'' (4.24m x 3.30m)
picture rail, upvc double glazed window, radiator.

FAMILY BATHROOM/WC: (side) 9' 1'' x 5' 8'' (2.77m x 1.73m)
ceiling cornice and rose, modern fitted white suite comprising low level wc with hidden cistern, wash hand basin with shelving to sides and storage cupboards under, contemporary stainless steel mixer tap, modern P shaped panelled bath with mains fed shower over and curved glass shower screen, limestone mosaic wall tiling, heated towel rail, radiator, upvc double glazed window with stained glass leaded lights over, tiled flooring.

OUTSIDE

OFF-STREET PARKING:
driveway to side of the property with tandem parking for up to 3 cars and leading up to garage.

GARAGE: 16' 1'' x 7' 6'' (4.90m x 2.28m)
up and over door, power and light, door at side giving access to rear garden, upvc double glazed window to side elevation.

FRONT/SIDE GARDEN: circa 46' 0'' x 21' 0'' min/38'0 max widtht (14.01m x 6.40m/11.58m)
pretty and well maintained gardens – mainly laid to lawn with various flower plant and shrub borders including mature fuchsia and climbing rose/clematis. Gardens are fully enclosed by attractive fencing and trellis. The front garden extends around to side of property and leads to rear garden via wooden archway.

REAR GARDEN & PATIO:
adjacent to one another and slightly overlapping, but described and measured separately as follows:-

Patio Area: circa 23' 0'' x 12' 8'' (7.01m x 3.86m)
with attractive large flagstone style paving, plenty of space for table and chairs, door giving access to garage and double doors to kitchen/breakfast room.

Rear Garden: circa 38' 0'' x 13' 6'' (11.57m x 4.11m)
well-tended garden, mainly laid to lawn with raised well-stocked planting bed at one end. Shallow steps rise to side and front garden – with pergola and climbing plants. Rear garden fully enclosed by attractive fencing on one side and walling on two sides, raised decking area with double doors to kitchen/breakfast room.

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 AUTHOIRTY INFORMATION:
Bristol City Council. Council Tax Band: F