GROUND FLOOR

APPROACH:
up St Vincents Hill, towards the top of the road you will find a gravelled parking area to the left hand side with attractive stone wall and central garden gate leading into the gardens. Through pathway to the main entrance to the property.

ENTRANCE:
the entrance opens to the left into the kitchen/dining/living space and to the right into a snug/further reception room. Staircase ahead leads up to the first floor landing.

KITCHEN FAMILY ENTERTAINING SPACE: (25' 1'' x 12' 4'' and 10'2 x 9'6) (7.64m x 3.76m and 3.10m x 2.90m)
fabulous extended sociable L-shaped living/kitchen/dining space with two sets of bi-folding doors connecting a seamless access into the gardens, parquet wood and stone tiled flooring, built in bench seat in dining area with storage beneath, beautiful hand built painted kitchen with marble worktop over and inset large Belfast style sink, mixer tap and separate Quooker filter/hot water tap, appliance space for large range cooker, integrated appliances including tall larder fridge, tall freezer and dishwasher. Bespoke Devol island unit with Silestone worktop and incorporating breakfast bar plus space for large wine cooler. Ample space for sitting and dining furniture, feature recessed fireplace with slate tiled floor and space for wood burning stove, inset spotlights, large skylight window, sash window to front with working wooden shutters and radiator.

SNUG: (10' 5'' x 9' 1'') (3.17m x 2.77m)
cosy sitting room with dual aspect sash windows to front and side, parquet wood flooring, chimney breast with recess, radiator. Hive wall mounted digital thermostat heating control. Door leading through to utility room/wc.

UTILITY ROOM/WC: (12' 8'' x 3' 3'' widening into understairs area) (3.86m x 0.99m)
plumbing and appliance space for washing machine and dryer, parquet wood flooring, low level wc, wash hand basin and obscure glazed window to rear.

FIRST FLOOR

LANDING:
a good-sized landing with built in linen cupboard and natural light provided by the window to rear, doors lead off to bedroom 1, bedroom 2, bedroom 3 and family bathroom/wc. Loft hatch with pull down ladder accessing generous boarded loft storage space.

BEDROOM 1: (14' 8'' x 10' 0'' max) (4.47m x 3.05m)
a pretty double bedroom with wooden double glazed sash windows to front and side with working wooden shutters, oak flooring, radiator and door accessing recessed wardrobe.

BEDROOM 2: (front) (10' 6'' x 10' 1'') (3.20m x 3.07m)
double bedroom with wooden double glazed sash window to front with working wooden shutters, double doors accessing recessed wardrobe, oak flooring and radiator.

BEDROOM 3: (12' 10'' x 7' 0'') (3.91m x 2.13m)
double bedroom with wooden double glazed sash window to front with working wooden shutters, oak flooring and radiator.

FAMILY BATHROOM/SHOWER/WC: (10' 9'' x 5' 6'') (3.27m x 1.68m)
white suite comprising claw foot bath with mixer taps and shower attachment, shower enclosure with system fed rain head shower and recessed alcove shelf, low level wc, pedestal wash basin, heated towel rail, part tiled walls, tiled floor and window to side.

OUTSIDE

GARDEN: (35' 0'' across x approx 30' 0'') (10.66m x 9.14m)
a beautiful walled garden profusely stocked with a fine array of flowering plants, mature shrubs and specimen trees, section of lawn and sitting areas including pergola with established wisteria.

OFF STREET PARKING:
there is a gravelled area directly outside of the garden gate providing off street parking for two cars.

IMPORTANT REMARKS:
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