GROUND FLOOR

APPROACH:
from the pavement, there is a Bath stone pilaster with wood panelled front door and brass door furniture, opening to:-

RECEPTION HALL:
a most welcoming and spacious entrance to this characterful family home, having inlaid entrance mat and exposed wooden floorboards, tall moulded skirtings, dado rail, central ceiling arch, ceiling light point. Elegant turning staircase ascending to the first floor with handrail and ornately carved spindles. Enjoying plenty of natural light via multi-paned stained glass window at half landing to the front elevation. Door with staircase descending to the cellar. Panelled doors with moulded architraves, opening to:-

SITTING ROOM: 15' 5'' x 12' 7'' (4.70m x 3.83m)
multi-paned sash window to the front elevation with working shutters, central coal effect gas fire with cast iron surround and ornately carved slate mantlepiece, recesses to either side of the chimney breast (one with fitted book shelving), tall moulded skirtings, radiator, ceiling light point. Wide wall opening with folding panelled doors through to:-

DINING ROOM: 14' 3'' x 12' 2'' (4.34m x 3.71m)
a light filled reception room having beautiful multi-paned double glazed double doors with working shutters overlooking and opening externally to the south-easterly facing rear garden. Engineered oak flooring, tall moulded skirtings, picture rail, simple moulded cornicing, ornate ceiling rose with light point, radiator. Open doorway through the Kitchen/Breakfast room.

STUDY: 8' 5'' x 5' 2'' (2.56m x 1.57m)
full width and large multi-paned sash window overlooking the rear garden, fitted workstation with cupboards and shelving, moulded skirtings, ceiling light point.

KITCHEN/BREAKFAST ROOM: 18' 10'' x 15' 0'' (5.74m x 4.57m)
an exceptional addition created in 2016 with high sloping ceiling and 18ft max ceiling height and vast skylight window. Multi-paned sash window overlooking the rear garden. Large double glazed powder-coated aluminium sliding door and side panel, plus triangular window above which blends seamlessly to a sheltered walled courtyard. Bespoke shaker style kitchen combining drawers, cabinets and cupboards with roll edged honed granite worktop surfaces. Large island with 1½ bowl undermount sink and swanneck mixer tap over, plus breakfast bar. Smeg range cooker with 7 ring gas hob, double oven, grill and warming tray. Space for American style fridge/freezer, concealed space and plumbing for washing machine, recessed shelving, engineered oak flooring with underfloor heating, 4 ceiling lights points, inset ceiling downlights, wall light points. Concealed wall mounted Worcester Bosch gas fired combination boiler which serves The Studio and kitchen/breakfast room.

FIRST FLOOR

LANDING:
central arch, moulded skirtings, dado rail, radiator, ceiling light point. Turning staircase ascending to second floor with handrail and ornately carved spindles. Enjoying plenty of natural light via multi-paned sash window at half landing. Panelled doors with moulded architraves opening to:-

BEDROOM 1: 13' 8'' x 12' 8'' (4.16m x 3.86m)
multi-paned sash window overlooking the rear garden, wall to wall built-in wardrobes and cupboards, exposed wooden floorboards, moulded skirtings, radiator, simple moulded cornicing, ceiling light point, 2 wall light points.

BEDROOM 2: 14' 8'' x 11' 7'' (4.47m x 3.53m)
multi-paned sash window to the front elevation, ornate cast iron fireplace with slate hearth, built-in workstation and cupboards, moulded skirtings, radiator, ceiling light point.

BATHROOM/WC: 8' 8'' x 5' 9'' (2.64m x 1.75m)
panelled bath with mixer tap, shower screen, built-in shower unit and an overhead circular shower. Wall mounted wash handbasin with mixer tap. Low level dual wc. Tiled flooring with underfloor heating and partially tiled walls in travertine. Heated towel rail/radiator, multi-paned sash window to the rear elevation, inset ceiling downlights, wall light with shaver point.

SECOND FLOOR

PART GALLARIED LANDING:
part galleried landing over the stairwell and enjoying plenty of natural light via the aforementioned window at half landing, moulded skirtings, ceiling light point. Loft access. Panelled doors with moulded architraves opening to:-

BEDROOM 3: 15' 6'' x 12' 1'' (4.72m x 3.68m)
multi-paned sash window to the front elevation with window seat, wooden flooring, moulded skirtings, radiator, ceiling light point.

BEDROOM 4: 12' 7'' x 11' 10'' (3.83m x 3.60m)
multi-paned sash window overlooking the rear garden with far reaching views, chimney breast with recesses to either side, wooden flooring, radiator, ceiling light point, wall mounted wash handbasin with hot and cold water taps.

SHOWER ROOM/WC: 8' 9'' x 5' 3'' (2.66m x 1.60m)
built-in shower cubicle with wall mounted shower unit and handheld shower attachment, low level flush wc, wash handbasin with hot and cold water taps, multi-paned sash window to the rear elevation, heated towel rail/radiator, exposed wooden floorboards, inset ceiling downlights. Loft access. Airing cupboard housing wall mounted Worcester Bosch gas fired combination boiler.

LOWER GROUND FLOOR

CELLAR: 18' 4'' x 14' 2'' (5.58m x 4.31m)
combing 2 vaulted ceiling storage rooms with 6ft maximum ceiling height. Mains switchboard control. Light and power connected plus radiator.

THE STUDIO:
Having its own gated access from the pavement, with private section of garden and storage cupboard. Panelled door opening to:-

SEMI-OPEN KITCHEN/DINING/LIVING ROOM:
loosely divided as follows:

KITCHEN: 10' 0'' x 4' 0'' (3.05m x 1.22m)
sleek gloss, handle less and soft closing base and eye level units combining cabinets and glazed display cabinet, roll edged honed granite worktop with stainless steel splashback tiling, undermount stainless steel sink with swanneck mixer tap, inset ceiling downlight. Integral electric oven with 4 ring hob and extractor hood. Space and plumbing for washing machine. Wide wall opening through to:-

SITTING/DINING ROOM: 14' 2'' x 10' 7'' (4.31m x 3.22m)
oak flooring, multi-paned sash window to the front elevation, high sloping ceiling with 2 Velux windows, moulded skirtings, radiator, inset ceiling downlights. Door to:-

SHOWER ROOM/WC: 5' 0'' x 5' 0'' (1.52m x 1.52m)
corner shower cubicle with built-in shower unit and an overhead circular shower, low level dual flush wc with concealed cistern, circular wash handbasin with mixer tap and cupboard below, tiled flooring and partially tiled walls, inset ceiling downlights, heated towel/radiator, recessed shelving, extractor fan. Steps descending to:-

MEZZANINE BEDROOM: 13' 9'' x 7' 3'' (4.19m x 2.21m)
brushed steel and reinforced glass balustrade overlooking the reception area, high sloping ceiling with Velux window, oak flooring, inset ceiling downlights, 2 wall light points, exposed stone walls, radiator.

OUTSIDE

SHELTERED COURTYARD: 18' 6'' x 10' 8'' (5.63m x 3.25m)
accessed internally and linked beautifully to the kitchen/breakfast room via large sliding doors, there is a sheltered courtyard with beautiful exposed brick walls and various external lighting, ample space for table and chairs, useful bin storage area. Paved pathway running along side the house (which doubles up as the courtyard to the studio) with further store and gate opening externally to the pavement. Beautiful arched door with brick surround leading to:-

REAR GARDEN: 50' 0'' x 25' 10'' (15.23m x 7.87m)
enjoying a sunny south-easterly orientation with brick/stone walls on 3 sides and provides a peaceful landscaped garden right in the heart of Kingsdown. Designed for ease of maintenance with large paved area that provides generous space for garden furniture, potted plants, and barbecuing etc. A mature garden which has been cleverly planted and features to name but a few – a fig tree, silver birch, dogwoods, fatsia japonica and phormiums. Situated at the rear of the garden there is an attractive shepherd’s hut which has been used as an art studio. Outside water tap and lighting.

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 by your legal adviser.

PLEASE NOTE:
1. Anti Money Laundering Regulations: when agreeing a sale of a property we are required to see both proof of identification for all buyers and confirmation of funding arrangements.
2. Energy Performance Certificate: It is unlawful to rent out a property which breaches the requirement for a minimum E rating, unless there is an applicable exemption. The energy performance rating of a property can be upgraded on completion of certain energy efficiency improvements. Please visit the following website for further details:
https://www.gov.uk/government/publications/the-private-rented-property-minimum-standard-landlord-guidance-documents
3. The photographs may have been taken using a wide angle lens.
4. Any services, heating systems, appliances or installations referred to in these particulars have not been tested and no warranty can be given that these are in working order. Whilst we believe these particulars to be correct we would be pleased to check any information of particular importance to you.
5. We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation or give any warranty in relation to the property and we have no authority to do so on behalf of the seller.
6. Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property.
7. Any floor plans provided are not drawn to scale and are produced as an indicative rough guide only to help illustrate and identify the general layout of the property.
8. Any reference to alterations to, or use of, any part of the property is not a statement that any necessary planning, building regulations, listed buildings or other consents have been obtained. These matters must be verified by any intending buyer.
9. Please be aware that firstly, areas of first priority (AFP) for schools do change and, secondly, just because a property is located within an AFP this does not mean schooling is guaranteed for resident children. Please make appropriate enquiries of the local authority to ensure you are fully aware of the exact position prior to exchange of contracts.