GROUND FLOOR

APPROACH:
via pathway leading through the front garden with 3 steps leading up to the front door.

ENTRANCE VESTIBULE:
period cornice, dado rail, original tessellated tiled floor and attractive part stained glass door with glazed panels beside and over leading through to:-

RECEPTION HALL:
ornate original ceiling cornice, dado rail, engineered oak floorboards, radiator, doors radiate off to the sitting room, family/dining room and staircase rises to first floor landing and also descends to lower mezzanine landing with doors off to the kitchen/breakfast. Cloakroom/wc and door to lower ground floor level.

SITTING ROOM: (front) (17' 2'' x 16' 8'') (5.23m x 5.08m)
ceiling cornice and centre rose, picture rail, period fireplace with impressive slate surround and cast iron insert with slate hearth (currently used as an open fire), engineered oak floorboards, wide bay to front elevation comprising 3 double glazed sash style windows, 2 radiators.

FAMILY/DINING ROOM: (22' 11'' x 13' 11'') (6.98m x 4.24m)
ornate ceiling cornice and centre rose, picture rail, fireplace with marble surround with cast iron insert and slate hearth (currently used as an open fire), radiator, engineered oak floorboards, bay to rear elevation with double glazed double doors with matching side windows, which open onto balcony/terrace and steps with railings which lead down to further sitting out area and so to the rear garden.

KITCHEN/BREAKFAST ROOM: (19' 6'' x 9' 2'') (5.94m x 2.79m)
range of base and wall mounted units with quartz work surfaces and splashbacks, 1½ bowl stainless steel sink unit with mixer tap, space for range style cooker with Neff extractor fan, large American style fridge/freezer (plumbed in), space and plumbing for dishwasher, under cupboard lighting, engineered oak floorboards, space for breakfast/dining table, 2 large contemporary radiators, ceiling coving, ceiling downlighters, double glazed doors open onto the rear terrace and so to the garden.

CLOAKROOM/WC:
low level wc, contemporary wash hand basin with large mirror and extensive mosaic wall tiling, built in shelved storage cupboard, tiled floor and ceiling downlighters.

FIRST FLOOR

LANDING:
doors radiate off to bedroom 1, bedroom 2 and family bathroom/wc and staircase continues down to mezzanine lower landing and so to bedroom 3 and staircase also continues to rise from the first floor landing up to the upper mezzanine half landing and so to bedroom 4 and the shower room. Dado rail continues throughout the staircase and the landing has a ceiling cornice and a skylight.

BEDROOM 1: (rear) (19' 11'' x 13' 9'' including en-suite) (6.07m x 4.19m)
ceiling coving, double glazed sash style windows to rear elevation, range of built in wardrobes with storage accommodation above, cast iron radiator, engineered walnut floorboards, door leads to:-

En Suite Shower Room/WC:
low level wc, contemporary style wash hand basin, shower cubicle with drench rose and hand held shower attachment, fully tiled walls and tiled floor, ceiling light shaft leads up to Velux double glazed skylight providing plenty of natural light to this room. Heated towel rail.

BEDROOM 2: (front) (17' 9'' x 16' 1'' max measurements) (5.41m x 4.90m)
ceiling cornice, built in wardrobes to chimney recesses with storage cupboards above, engineered walnut floorboards, cast iron radiator, 3 sash style double glazed windows within the front bay.

BEDROOM 3: (19' 8'' x 9' 6'') (5.99m x 2.89m)
(located at lower mezzanine level) ceiling coving, double glazed sash style window to rear, built-in wardrobes and storage, cast iron radiator.

BEDROOM 4: (20' 0'' x 9' 3'') (6.09m x 2.82m)
(located at upper mezzanine level) ceiling cornice, double glazed sash style window to rear elevation, engineered oak floorboards, cast iron period radiator, good range of built in wardrobes with storage cupboards above. Ceiling loft hatch.

FAMILY BATHROOM/WC:
white suite comprising claw foot roll top bath with ornate mixer tap with hand held attachment, wc with wooden seat and lid and high level cistern, Savoy wash hand basin with towel rail and storage shelf beneath, tongue and groove wainscotting to dado rail level, shelved linen storage cupboard and further shelved storage cupboard within display alcove, ceiling downlighters, radiator and stone tiled floor.

SHOWER ROOM/WC:
shower cubicle with concertina glazed door with drench rose and hand held shower attachment, extensive wall tiling, contemporary wash hand basin with mixer tap with cupboard beneath, towel rail, ceiling skylight, and access to loft space. Tiled floor.

LOWER GROUND FLOOR
Accessed internally via stairs down from the rear of the reception hall, or externally via independent restricted height access to the front of the property. A flexible and valuable set of rooms that are well presented and could serve a multitude of different purposes.

Spacious inner hall with engineered oak floorboards with large opening through to rear reception room and door leads off to the utility and to the front room and also to low level cupboards which provide access to an extensive and really useful reduced height storage area (with air filtration system) and radiator.

HOME OFFICE/STUDIO/BEDROOM 5: (rear) (22' 10'' x 13' 7'') (6.95m x 4.14m)
engineered oak floorboards, ceiling downlighters, double glazed window and double glazed door to rear elevation set within bay opening onto the rear garden, cast iron radiator, door to large Boiler Cupboard housing Worcester floor mounted boiler and providing further storage space.

UTILITY:
base units with roll edged work surface and stainless steel sink with drainer and tiled splashback, plumbing for washing machine, tiled floor, step up to further platform and space for tumble dryer, ceiling downlighters.

FRONT ROOM: (15' 3'' x 11' 8'') (4.64m x 3.55m)
reduced ceiling height circa 6'5/1.96m, tiled floor, cupboard housing fuse board and electricity meter, concealed gas meter, double glazed window to front elevation with obscured glass and reduced height door provides access to the front of the property (i.e. this is a potential separate access into this floor from the road), recess to useful storage space, ceiling downlighters, radiator, door opens into:

WET ROOM SHOWER/WC:
with low level wc, wall hung wash hand basin with drawers beneath and walk in shower with drench rose, mains fed shower unit, glazed screen, double glazed window to front elevation, heated towel rail. This room is fully tiled to walls and floor and has ceiling downlighters, extractor fan.

OUTSIDE

OFF STREET PARKING:
block paviour parking for one vehicle within the front garden with electric car charging point.

FRONT GARDEN:
block paviours with flower bed with mature Bay tree and low level boundary wall (see parking above).

REAR GARDEN: (approx. 40' 0'' x 25' 0'') (12.18m x 7.61m)
balcony/terraces are accessed from both kitchen/breakfast room and family/dining room levels with wisteria adorned railings and steps down to level lawn with a number of flower beds containing a plethora of specimen shrubs, plants, bushes and trees including a beautiful Loquat, a Fig tree and 2 Camelias. Sitting out patio at the far end of the garden with stone boundary wall and further fenced boundaries, garden shed and outside tap.

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:
The property is Freehold. This information should be checked with your legal adviser

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