GROUND FLOOR

APPROACH:
from the pavement the property is accessed over a concrete step which leads beside a small and compact front courtyard garden area, a pathway then leads off to the left hand side to a side entrance via a wooden gate which leads into the garden. Immediately in front of you is a six panelled wooden front door which subsequently leads into:-

ENTRANCE HALLWAY:
which provides access off to the principal rooms on this level including the kitchen/dining space, downstairs shower/wc, sitting room which in turn provides access out to the garden. Wooden flooring with inlaid door mat, gas radiator, wall mounted coat hooks, original period tiled glass over the door, ceiling cornicing, light point. Thermostat, moulded skirting boards, cupboards housing the electricity and gas meters. Staircase ascends to the upper levels of the house with a beautiful wooden balustrade.

KITCHEN/DINING SPACE:  20' 6'' x 13' 7'' (6.24m x 4.14m)
measured as one but described separately as follows:-

Kitchen:
wooden flooring. Fitted kitchen with an array of wall, base and drawer units, integrated fridge/freezer and dishwasher, ceramic 1½ bowl sink with integrated drainer unit to side and swan neck stainless steel tap over, square edged wooden butcher style worktops, space for gas oven with 4 ring gas hob over and integrated extractor hood above, glass splashback behind, inset ceiling downlights, light point, free standing island with square edged wooden worktops providing a useful sociable space currently utilised as a breakfast bar, space for free standing fridge/freezer.

Dining Space:
wooden flooring, single sash bay window to front elevation with plantation style shutters providing plenty of natural light, gas radiator, moulded skirting boards, light point, ceiling cornicing throughout, picture rail, integrated cupboard housing the Vaillant combi boiler.

DOWNSTAIRS SHOWER/WC:
accessed via a four panelled door with glass inserts, laid with decorative tiled flooring, stone wall tiling on all sides, low level wc with dual flush, wall mounted wash hand basin with stainless steel tap, inset ceiling downlights, wall mounted shower controls and shower head over.

SITTING ROOM:  19' 6'' x 16' 3'' (5.94m x 4.95m)
wooden flooring, cast iron fireplace with working fireplace with wooden surround, moulded skirting boards, picture rail, 2 gas radiators, dual aspect room with plenty of natural light coming in through the front elevation via a single sash window with working wooden shutters set into bay providing a pleasant outlook across the street scene and additional window to the side elevation. Beautiful ceiling cornicing, ceiling rose. French doors with single sash windows on either side lead out to the rear garden.

FIRST FLOOR

LANDING:
stairs ascend from the ground floor which provides access off to the principal rooms on this level, laid with fitted carpet, moulded skirting boards, light point, ceiling rose. Staircase ascends to the second floor landing.

BEDROOM 1:  18' 9'' x 16' 3'' (5.71m x 4.95m)
laid with fitted carpet, moulded skirting boards, picture rail, ceiling rose and light point, dual aspect room with single sash windows to the front and side elevations allowing plenty of natural light through with a leafy outlook towards the street scene to both elevations, gas radiator, space for large integrated wardrobe space, secondary gas radiator. Exceptionally large master bedroom with plenty of space for a king size bed, desk, wardrobes etc.

BEDROOM 2:  14' 11'' x 13' 7'' (4.54m x 4.14m)
stripped wooden floorboards, plenty of natural light coming in from the front elevation via 2 large single sash windows with a leafy outlook across towards the street scene, gas radiator, picture rail, light point with ceiling rose, large integrated wardrobe space.

FAMILY BATHROOM/WC:
comprises a low level wc with dual flush, wall mounted wash hand basin with stainless steel above, bath cubicle with wall mounted shower head and controls with fully tiled walls, chrome towel radiator, stylish tiled flooring, inset ceiling downlights, light coming in through an extent via the front elevation via a frosted single sash window, extractor fan.

SECOND FLOOR

LANDING:
carpeted staircase ascends to the second floor landing with access off to bedroom 3 and bedroom 4. Loft hatch above providing access to loft storage space which is well proportioned with good head height.

BEDROOM 3: 15' 2'' x 13' 2'' (4.62m x 4.01m)
fitted carpet, gas radiator, a dual aspect room allowing plenty of natural light in from the front and side elevation via large Velux skylights, moulded skirting boards, light point. A really well-proportioned bedroom with easily enough space for king size bed, desk, wardrobes etc depending upon one’s needs.

BEDROOM 4:  15' 0'' x 11' 10'' (4.57m x 3.60m)
laid with fitted carpet, moulded skirting boards, radiator, ceiling light point, plenty of natural light coming in via the front and side elevation via 2 large Velux skylights.

OUTSIDE

FRONT GARDEN:
predominantly laid to stone and gravel chippings, dwarf stone boundary wall to the front elevation over the steps accessed via an iron gate.

REAR GARDEN:
a pretty garden half laid to turf and half laid to chip gravel, enclosed by wooden fencing, borders with a variety of shrubs, plants and small trees providing a degree of tranquillity and privacy. A well maintained space which in turn is the perfect al fresco dining space due to its south west aspect.

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