GROUND FLOOR

APPROACH:
via a garden gate and pathway leading beside an enclosed front garden to the main front door of the house.

ENTRANCE VESTIBULE:
high ceilings with original ceiling cornicing, dado rail, tiled floor, high level meter and fuse box for electrics and part glazed door leading through into:-

ENTRANCE HALLWAY:
lovely high ceilings with ceiling cornicing, exposed stripped floorboards, original staircase to the first floor landing with understairs storage cupboard and understairs cloakroom/wc, radiator and doors off to the through lounge/dining room and kitchen/breakfast room.

THROUGH LOUNGE/DINING ROOM:  28' 0'' x 14' 5'' (8.53m x 4.39m)
measured as one but described separately as follows:

Sitting Room:
lovely elegant sitting room with high ceilings, ceiling cornicing, attractive fireplace with wood burning stove, wide bay to front comprising 4 sash windows, exposed stripped floorboards, radiator and wide wall opening connecting through to reception 2/dining room.

Reception 2/Dining Room:
high ceilings, ceiling cornicing, attractive period fireplace with built in book shelving and cabinets to chimney recess, exposed stripped floorboards, radiator and double glazed doors opening out to the rear garden patio.

KITCHEN/BREAKFAST ROOM:  19' 2'' x 11' 3'' (5.84m x 3.43m)
a modern fitted kitchen comprising base and eye level cupboards and drawers with gloss white units and square edge quartz worktops over, integrated Siemens eye level double ovens and 5 ring gas hob with contemporary chimney hood over and further plumbing and appliance space for American style fridge/freezer, washing machine, dryer and dishwasher. Overhanging breakfast bar provides seating and further space for dining table and chairs. Double glazed picture windows to side and timber framed double glazed bi-folding doors provide a seamless access out onto the rear garden. Tiled flooring with underfloor heating.

CLOAKROOM/WC:
low level wc, corner wash basin with tiled splashback, tiled floor, inset spotlight and extractor fan.

FIRST FLOOR

LANDING:
a split landing with doors off to bedroom 1 and bedroom 2 at the front and bedroom 3 and family bathroom at the rear, wall mounted thermostat control for central heating, radiator and original staircase rising to the second floor landing.

BEDROOM 1:  19' 7'' x 14' 7'' (5.96m x 4.44m)
a wonderful principal double bedroom spanning the width of the house with high ceilings, original cornicing, wide bay to front comprising 4 sash windows, door accessing balcony, radiators, an attractive period fireplace, built in cabinets with open shelving over to chimney recesses.

BEDROOM 2:  13' 2'' x 11' 9'' (4.01m x 3.58m)
a double bedroom with high ceilings, double glazed sash window, built in book casing to chimney recesses, original exposed stripped floorboards and a radiator.

BEDROOM 3:  12' 4'' x 11' 4'' (3.76m x 3.45m)
a double bedroom with high ceilings, radiator and French doors with Juliette balcony overlooking the rear and neighbouring gardens.

FAMILY BATHROOM/WC:
a white suite comprising panelled bath with system fed shower over, low level wc, wall mounted wash basin, double glazed sash window to side, extractor fan, inset spotlights and heated towel rail.

SECOND FLOOR

LANDING:
doors off to bedroom 4 and bedroom 5, loft hatch accessing some further loft storage space and a high level door on the mezzanine landing accessing a generous accessible loft storage space which currently houses the boiler. Velux skylight window providing natural light through the landing and stairwell.

BEDROOM 4:  19' 7'' x 9' 6'' (5.96m x 2.89m)
a good sized double bedroom with attractive double glazed dormer window to front, radiator and door accessing en suite shower room/wc, which also inter-connects with bedroom 5/study.

En Suite Shower Room/wc:  9' 3'' x 4' 9'' (2.82m x 1.45m)
a good sized en suite shower room with shower enclosure with system fed shower, low level wc, wall mounted wash basin, Velux skylight window, a pretty period fireplace, heated towel rail and door connecting through to study/occasional bedroom 5.

STUDY/OCCASIONAL BEDROOM 5:  11' 1'' x 6' 10'' (3.38m x 2.08m)
perfect as a home office, nursery or dressing room, this room also has access through to the en suite shower room and has a double glazed window to rear, radiator.

OUTSIDE

FRONT GARDEN:
small courtyard front garden with low level Victorian boundary walls and hedgerow to front providing privacy. There is enough space in the front garden for bins and recycling.

REAR GARDEN:  23' 0'' x 19' 0'' (7.01m x 5.79m)
a south westerly facing level garden which has been tastefully landscaped with a good sized paved seating area wrapping round the rear and side of the property framed with attractive brick and slatted fenced boundaries, curved edged raised brick flower border containing various plants, shrubs and a mature apple tree. Garden shed and gated access out onto a handy pedestrian rear access lane, perfect for bicycle access etc.

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 AUTHORITY INFORMATION:
Bristol City Council. Council Tax Band: E