GROUND FLOOR

APPROACH:
the property is accessed from the pavement via dwarf stone wall and pathway leading to the front entrance over the front courtyard. Immediately in front of you via solid wood panelled front door with stained glass fanlight, opens into:-

ENTRANCE VESTIBULE:
inlaid entrance mat, tall moulded skirtings, picture rail, ornate moulded cornicing, ceiling light point, part stained multi-panelled etched glass wooden door with overlight, opens into:-

ENTRANCE HALLWAY:
: providing access of to the living room, second reception room and kitchen/utility space which also leads through to the family room. Staircase ascends to the upper floors of this beautiful period home. Stripped wooden floorboards, gas radiator with radiator cover, light point. Two large understairs storage cupboards. Immediately on your left hand side is the door into:-

LIVING ROOM: 15' 3'' x 13' 5'' (4.64m x 4.09m)
an elegant principal reception room with a wide bay to the front elevation with four wooden sash windows with original stained glass overlights above which flood the room with lots of natural light, stripped wooden floorboards. Period fireplace with cast iron surround, slate hearth and ornately carved Carrera marble mantelpiece. Ceiling cornicing, light point, Sky tv point, moulded skirting boards, gas radiator.

SECOND RECEPTION ROOM: 13' 1'' x 11' 3'' (3.98m x 3.43m)
a well-proportioned and versatile second reception room with stripped wooden floorboards, cast iron fireplace, integrated shelving units, skirting boards, light point, gas radiator, two wooden doors with glass inserts lead through to the utility space, which subsequently leads around to the kitchen.

UTILITY SPACE: 19' 7'' x 6' 4'' (5.96m x 1.93m)
laid to stone tiled flooring, lots of natural light coming in via sloping skylight above, upvc double glazed window to rear elevation with leafy outlook across towards the garden, square edged laminate worksurface with splashback behind and stainless steel sink with drainer unit to side and swan neck chrome mixer tap over, space below worksurface for freestanding washer/dryer and freestanding dishwasher, space for freestanding fridge/freezer, multiple light points. Access into:-

KITCHEN: 13' 10'' x 9' 7'' (4.21m x 2.92m)
comprising an array of wall, base and drawer units, one housing the condensing gas boiler, stainless steel sink with integrated drainer to side and tap over, space for freestanding gas oven with extractor hood above, stylish cubed tiled surrounds on two sides, light point, stripped wooden floorboards. Door returning to the entrance hallway. The kitchen leads through to:-

FAMILY ROOM: 10' 1'' x 9' 2'' (3.07m x 2.79m)
a versatile family room which provides principal access out to the garden via upvc French doors which flood the room with plenty of natural light, light coming in from the side elevation via upvc double glazed window and large Velux skylight above, stripped wooden floorboards, moulded skirting boards, inset ceiling downlights.

FIRST FLOOR

LANDING:
beautiful carpeted staircase with wooden balustrade ascends from the entrance hallway to the split level first floor landing and continues rising to the second floor. Doors off to bedroom 1, bedroom 2, family bathroom and study.

STUDY/BEDROOM 3: 9' 8'' x 6' 3'' (2.94m x 1.90m)
laid to fitted carpet, gas radiator, moulded skirting boards, light coming in from the rear elevation via single sash window with leafy outlook across towards the garden, inset ceiling downlights, Velux skylight flooding further natural through, light point.

BEDROOM 1: 17' 1'' x 15' 3'' (5.20m x 4.64m)
an exceptionally well proportioned master bedroom spanning the full width of the house, laid to fitted carpet, gas radiator, moulded skirting boards, light coming in via the front elevation with a lovely outlook across towards the street scene via multiple single sash windows with curtain rail above, cast iron fireplace with wooden surround, picture rail, multiple light points.

BEDROOM 2: 13' 1'' x 11' 4'' (3.98m x 3.45m)
a good sized second bedroom with easily enough space for a double bed, desk, wardrobes etc. depending upon one’s needs; gas radiator, moulded skirting boards, laid to fitted carpet, light point, lots of light flooding in via the rear elevation via four-panelled single sash window with leafy outlook across towards the garden scene, cast iron fireplace with wooden surround.

BATHROOM/WC: NO. 1:
wood laminate flooring, floor standing hand wash basin with chrome tap and stylish splashback surround, bath with wall mounted shower head and controls, low level wc, painted towel radiator, light partially coming in by the side elevation via frosted single sash window, light coming in from above via Velux skylight, inset ceiling downlights, shaver point, extractor fan.

SECOND FLOOR

LANDING:
carpeted staircase ascends from the first floor split level landing to the top floor of this beautiful period home. Access off to bedroom 4, bedroom 5 and bathroom/wc. Upvc double glazed window overlooking the rear garden allowing light through, light point.

BEDROOM 4: (front) 11' 6'' x 10' 8'' (3.50m x 3.25m)
laid to fitted carpet, moulded skirting boards, gas radiator, inset ceiling downlights, light coming in from the front elevation via two large Velux skylights, access into eaves storage.

BEDROOM 5: 11' 0'' x 8' 5'' with reduced head height (3.35m x 2.56m)
gas radiator, laid to fitted carpet, inset ceiling downlights, light flooding from the rear elevation via upvc double glazed window with a leafy outlook across towards the garden scene.

BATHROOM/WC: NO. 2:
wood laminate flooring, shower cubicle with electric wall mounted shower head and controls, inset ceiling downlight, floor standing wash hand basin with chrome tap and decorative splashback behind, gas radiator, low level wc, further access hatch into eaves space.

OUTSIDE

FRONT COURTYARD:
an easy to maintain space with raised shrub to the front elevation providing a degree of privacy, space for bins etc. There is a motorcycle anchor (security point in the ground to chain to).

REAR GARDEN:
an exceptionally large easily maintained rear garden predominantly laid to patio tiles with brick boundary borders to the side providing a degree of privacy and tranquillity, raised flower bed to the rear with a selection of shrubs, plants and small tree, in turn not overlooked from the flats behind, side courtyard with garden shed and patio tiles (this side courtyard offers the potential for a kitchen extension in the fullness of time and subject to any necessary consents).

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 and free. This information should be checked with your legal adviser.

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