GROUND FLOOR

APPROACH:
from the pavement, there is a dwarf stone wall with wrought iron gate opening onto a brick paviored front courtyard which gives access to the front entrance. Solid six-panelled wooden door with brass door furniture and etched glass fanlight, opening to:-

ENTRANCE VESTIBULE:
inlaid entrance mat, tall moulded skirtings, simple moulded cornicing. Multi-paned wooden door with obscure glazed overlights and side panels, opening to:-

ENTRANCE HALLWAY:
stripped wooden flooring, tall moulded skirtings, picture rail, two ceiling light points, radiator, staircase ascending to the first floor with handrail and ornate spindles, useful understairs storage cupboard. Stripped pine panelled doors with moulded architraves, opening to:-

SITTING & DINING ROOM: (28' 3'' x 11' 7'') (8.60m x 3.53m)
loosely divided as follows:-

Sitting Room: (14' 10'' x 11' 7'' max into bay window) (4.52m x 3.53m)
bay window to the front elevation comprising three tall double glazed sash windows with plantation style shutters. Period fireplace with decorative tiled slips, slate hearth and ornately carved wooden mantelpiece. Recesses to either side of the chimney breast, exposed wooden floorboards, tall moulded skirtings, simple moulded cornicing, ornate ceiling rose, radiator, ceiling light point. Wide wall opening through to:-

Dining Area: (13' 1'' x 10' 1'') (3.98m x 3.07m)
double glazed double doors with overlight opening to the side return, chimney breast with recesses to either side (one with floating bookshelves), exposed wooden floorboards, tall moulded skirtings, simple moulded cornicing, ornate ceiling rose, ceiling light point, radiator.

CLOAKROOM/WC:
low level dual flush wc, pedestal wash hand basin with mixer tap and splashback tiling, moulded skirting boards, exposed wooden floorboards, inset ceiling downlights, extractor fan.

KITCHEN/BREAKFAST ROOM: (20' 3'' x 9' 9'') (6.17m x 2.97m)
comprehensively fitted with an array of shaker style base and eye level units combining drawers, cabinets and shelving. Roll edged wooden worktop surfaces with splashback tiling and pelmet lighting, ceramic 1 ½ bowl sink with draining board to side and mixer tap over. Integral range cooker set into chimney breast with extractor hood over. Integral dishwasher, space and plumbing for washing machine and tumble dryer, space for American style fridge/freezer. Double glazed picture window overlooking the rear garden, tiled flooring, radiator, inset ceiling downlights. Double glazed window with overlight opening externally to the side return.

FIRST FLOOR

SPLIT LEVEL LANDING:
part galleried over the stairwell with handrail and ornately carved spindles, moulded skirtings, ceiling light point. Staircase continuing to the second floor. Stripped pine panelled doors with moulded architraves, opening to:-

BEDROOM 1: (16' 1'' x 15' 0'' max into bay window) (4.90m x 4.57m)
bay window to the front elevation comprising three double glazed sash windows with plantation style shutters plus an additional double glazed sash window also to the front elevation with plantation style shutters. Ornate cast iron fireplace with decorative tiled hearth, twin double opening wardrobes with cupboards above, moulded skirtings, picture rail, simple moulded cornicing, radiator, ceiling light point.

BEDROOM 2: (12' 10'' x 10' 2'') (3.91m x 3.10m)
large double glazed sash window to the rear elevation, white painted ornate cast iron fireplace with recesses to either side of the chimney breast (one with double opening fitted wardrobe and cupboards above), moulded skirtings, radiator, ceiling light point.

BEDROOM 3: (10' 10'' x 9' 11'') (3.30m x 3.02m)
double glazed sash window to the rear elevation, white painted ornate cast iron fireplace with tiled hearth, recesses to either side of the chimney breast (one with built-in double wardrobe and cupboards above), moulded skirtings, radiator, ceiling light point, wash hand basin with double opening cupboard below.

BATHROOM/WC: (6' 10'' x 5' 6'') (2.08m x 1.68m)
panelled bath with mixer tap, shower screen plus built-in shower unit with overhead shower and handheld shower attachment. Wall mounted wash hand basin with mixer tap, low level dual flush wc with concealed cistern, heated towel rail/radiator, majority tiled walls, obscure double glazed window to the side elevation with plantation style shutters, extractor fan, ceiling light point.

SECOND FLOOR

LANDING:
double glazed window to the rear elevation, ceiling light point. Four-panelled door with moulded architraves, opening to:-

BEDROOM 4: (20' 5'' x 12' 6'') (6.22m x 3.81m)
a dual aspect bedroom with Velux window to the front elevation and double glazed double doors to the rear opening out onto a Juliet balcony with far reaching rooftop views. Chimney breast with recesses to either side, inset ceiling downlights, radiator, eaves storage cupboard, moulded skirtings. Four-panelled door opening to:-

En-Suite Shower Room/WC: (7' 2'' x 5' 10'') (2.18m x 1.78m)
walk-in style shower cubicle with built-in shower unit, handheld shower attachment and an overhead shower. Wash hand basin with hot and cold water taps with shower rail below. Low level flush wc. Tiled flooring and majority bevel edged tiled walls, heated towel rail/radiator, Velux window to the front elevation, inset ceiling downlights, extractor fan.

OUTSIDE

FRONT COURTYARD:
designed for ease of maintenance with space to one side for bike store.

REAR GARDEN:
enclosed on three sides by brick walling. The side return is accessed internally via the dining area and kitchen/breakfast room. The main section of garden is level and principally laid with artificial grass which features a pergola to one corner with ample space for table and chairs on brick patio, railway sleeper to one side featuring an array of mature shrubs, useful 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 with a perpetual yearly rent charge of £3.5s.0d p.a. This information should be checked with your legal adviser.

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