GROUND FLOOR

APPROACH:
period stone steps and pathway rises up beside the front garden to the attractive main front door to the house. Opens to:-

ENTRANCE VESTIBULE:
useful area for coats and shoes with high ceilings, ceiling coving, coat hooks, fitted storage cupboard, beautiful original stained glass surrounding the front door and part stained glass door leading through to the:-

ENTRANCE HALLWAY:
high ceilings with original ceiling cornicing, elegant staircase rising to first floor, understairs storage cupboard and understairs cloakroom/wc. White Terrazzo tiled flooring with system-fed underfloor heating. Doors leading off to:-

SITTING ROOM: 19' 1'' x 12' 11'' (5.81m x 3.93m)
beautiful light-filled sitting room with wide box bay to front elevation comprising double glazed sash windows with original stained glass panels over. High ceilings with decorative ceiling cornicing and picture rail, period style fireplace with high level wood surround and mantel, oak herringbone flooring with system-fed underfloor heating.

KITCHEN/DINING ROOM: 17' 5'' x 15' 9'' (5.30m x 4.80m)
an impressive large, sociable room, perfect for modern family lifestyles with a contemporary kitchen comprising base level handleless units with Himacs worktops over with inset moulded sink and mixer taps and boiling hot water tap. Inset Neff induction hob with gas hob ring beside and electric oven beneath. Integrated dishwasher. Appliance space for American style fridge/freezer. Central island with overhanging breakfast bar providing seating. Ample space for dining furniture. Feature drop ceiling with LED lighting. Two double glazed windows to side elevation. Four tall bi-folding doors providing seamless connection out onto rear garden. Terrazzo tiled flooring with underfloor heating and door accessing:-

UTILITY ROOM/PANTRY: 11' 4'' x 9' 11'' (3.45m x 3.02m)
a superbly practical and useful walk-in pantry with central island unit with granite worktop, inset sink, storage space and plumbing for washing machine. Further space for range cooker inset into chimney recess, built-in shelving and wine racks providing ample storage. Terrazzo tiled flooring with underfloor heating and double glazed windows to side elevation.

CLOAKROOM/WC:
low level wc, wall mounted washbasin, tiled flooring.

FIRST FLOOR

LANDING:
staircase rises to second floor landing, doors leading off to:-

BEDROOM 1: 19' 5'' x 14' 8'' (5.91m x 4.47m)
large double bedroom with high ceilings, ceiling cornicing, three double glazed windows with plantation style shutters and wonderful city scape views. Fully fitted Fenix wardrobes, exposed stripped floorboards, period style radiators and double doors accessing:-

En Suite Shower Room/wc:
impressive and luxurious suite with oversized walk-in shower area with system-fed shower and recessed alcove shelf, low level wc, dual floating sink with drawers beneath and a bidet. Neolith tiled flooring with underfloor heating, double glazed window to side elevation.

BEDROOM 2: 16' 3'' x 17' 8'' (4.95m x 5.38m)
double glazed sliding sash style windows to rear elevation overlooking the terraced rear garden. Exposed stripped floorboards, built-in storage cupboard, radiator.

BEDROOM 5: 10' 7'' x 8' 0'' (3.22m x 2.44m)
high ceilings with inset spotlights, large double glazed window to rear, exposed stripped floorboard and radiator.

SHOWER ROOM/WC:
a gorgeous shower room with oversized shower enclosure with black Crittall style sliding door, system-fed shower and alcove shelving, low level wc with concealed cistern, wash basin with storage drawers beneath and marble tiled floor with underfloor heating.

SECOND FLOOR

LANDING:
a light-filled landing with two electrically controlled Fakro skylight windows providing plenty of natural light through landing and stairwell. Door accessing useful attic storage room currently housing the gas central heating boiler. Further doors lead off to:-

BEDROOM 3: 14' 8'' x 10' 6'' (4.47m x 3.20m)
double bedroom with exposed period floorboards with underfloor heating, low level door accessing insulated eaves storage space and double glazed picture window to front elevation offering breathtaking city scape views.

BEDROOM 4: 15' 10'' x 10' 6'' (4.82m x 3.20m)
exposed stripped floorboards with underfloor heating, attractive period fireplace, double glazed windows to rear, low level door accessing an insulated eaves storage space.

OUTSIDE

FRONT GARDEN:
small, planted front garden with pathway weaving up to the main front door.

REAR GARDEN:
a terraced town garden with three levels including a tiled seating area closest to the kitchen/dining space. Further seating terrace with raised flower borders and a top tier laid to bark chippings, currently used as a play area for children.

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: F