GROUND FLOOR

APPROACH:
from the pavement, a wooden pedestrian gate with brick paviored pathway leading to an open-fronted porch (the front entrance is also accessed via the driveway). Part leaded light wood panelled front door with overhead lantern light, opening to:-

RECEPTION HALL: 13' 8'' x 9' 4'' max measurements(4.16m x 2.84m)
a most welcoming entrance to this spacious family home with characterful features including an elegant turning staircase, exposed beamed ceiling and walls above picture rail. Karndean flooring, moulded skirtings, Victorian style radiator, ceiling light point. Wood panelled doors with moulded architraves, opening to:-

SITTING ROOM: 18' 5'' x 11' 8'' (5.61m x 3.55m)
a dual aspect room with double glazed windows to the front and rear elevations, chimney breast with recesses to either side (one with fitted shelving), two Victorian style radiators, moulded skirtings, picture rail, coved ceiling, two ceiling light points.

DINING/FAMILY ROOM: 16' 0'' x 13' 4'' (4.87m x 4.06m)
double glazed window to the front elevation with Victorian style radiator below. Handmade fitted furniture including two double opening tall cabinets, base level cabinets and wall mounted book shelving. Useful understair storage cupboard (fuse board), Karndean flooring, inset ceiling downlights.

KITCHEN/BREAKFAST ROOM: 15' 10'' x 13' 4'' (4.82m x 4.06m)
a bespoke, handmade Shaker style kitchen by John Lewis of Hungerford with panelled base and eye level units comprising drawers, cabinets, shelving and plate rack. Slimline Herrera marble style quartz worktop and matching upstands, undermount Villeroy and Boch 1½ bowl Belfast style sink with swan neck mixer tap over. Pelmet lighting beneath the eye level cabinets. Falcon range cooker comprising double oven, grill, 4 ring gas hob and wok hob with canopy above and Neff extractor hood plus lighting. Further integral Neff appliances including tall fridge/freezer and dishwasher. Matching island unit incorporating breakfast bar with drawers below and two ceiling light points above. Karndean flooring, two Victorian style radiators, pull out recycle bin, plate rack, inset ceiling downlights. Space for table and chairs. Window and double doors overlooking and opening externally to the landscaped west facing rear garden. Open doorway to:-

UTILITY ROOM: 13' 6'' x 6' 4'' (4.11m x 1.93m)
also by John

SHOWER ROOM/WC:
low level dual flush wc with concealed cistern. Wall mounted wash hand basin with mixer tap. Corner shower cubicle with sliding glass door, glass panels, low level shower tray, fully tiled surround and a built in shower unit with hand held shower attachment and an overhead circular shower. Karndean flooring, obscure glazed window to the side elevation, fully tiled walls to dado height, heated towel rail/radiator, inset ceiling downlights, extractor fan.

FIRST FLOOR

LANDING:
the stairwell enjoys plenty of natural light via a tall double glazed window to the front elevation. Central ceiling arch, moulded skirtings, picture rail, Victorian style radiator, two ceiling light points. Loft access with pull down ladder. Wood panelled doors with moulded architraves, opening to:-

BEDROOM 1: 17' 0'' x 11' 8'' (5.18m x 3.55m)
a fine dual aspect room with double glazed windows to the front and rear elevations (both having Victorian style radiators below), chimney breast with recesses to either side, moulded skirtings, picture rail, two ceiling light points, built in wardrobe.

En Suite wc:
white suite comprising low level wc, wall mounted wash hand basin and bidet, wall tiling to dado level, mirrored medicine cabinet with lighting and demister, extractor fan.

BEDROOM 2: 13' 5'' x 13' 4'' (4.09m x 4.06m)
large west facing double glazed window overlooking the rear garden with Victorian style radiator below, moulded skirtings, picture rail, ceiling light point, built in wardrobe.

BEDROOM 3: 13' 3'' x 8' 11'' (4.04m x 2.72m)
double glazed window to the front elevation with Victorian style radiator below, recessed shelving, moulded skirtings, picture rail, ceiling light point.

STUDY: 9' 2'' x 4' 11'' (2.79m x 1.50m)
double glazed window to the side elevation with Victorian style radiator below, fitted computer workstation with book shelving above, picture rail, ceiling light point.

FAMILY BATHROOM/WC: 9' 9'' x 4' 10'' (2.97m x 1.47m)
timber panelled bath with folding glass screen, mixer tap, wall mounted shower unit and handheld shower attachment plus tiled surround. Low level wc. Victorian style pedestal wash hand basin with mixer tap and splashback tiling. Karndean flooring, Victorian style radiator, obscure double glazed window to the rear elevation, moulded skirtings, ceiling light point, two wall light points, mirrored wall cabinet.

OUTSIDE

FRONT GARDEN:
deep well stocked and tended shrub borders featuring an array of flowering plants and mature shrubs plus specimen trees. Central gravelled area with weeping prunus.

OFF STREET PARKING:
brick paviored driveway with space for one vehicle.

REAR GARDEN approx 85' 0'' max inclusive of garage x 38' 0'' (25.89m x 11.57m)
the lawned garden enjoys a sunny westerly aspect and is level. Immediately to the rear of the house there is a limestone paved patio with ample space for garden furniture, potted plants and barbequing etc., to one side of the garden limestone paving continues to provide further seating beneath a large pergola having climbing plants and becomes a pathway leading to the double garage/work shop and a further paved patio. Enclosed on all three sides by timber fencing with shaped borders featuring an array of flowering plants, mature shrubs, bushes and trees: a Whitebeam, a Paul’s Scarlet Hawthorn and 3 Pittosporums, to name but a few. Discreet bin store area. Outside water tap. Side return pathway with pedestrian gate opening to the front elevation.

DOUBLE STORAGE GARAGE/Work SHOP: 16' 8'' x 16' 0'' (5.08m x 4.87m)
a pair of metal up and over doors to the front elevation, light and power connected. Currently without vehicular access due to rear boundary fence and restricted width of rear lane access.

SOLAR PANELS:
we understand that solar panels were installed in 2014 and that these significantly help in reducing the electricity costs for the property.

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. A yearly rent charge of £10 is payable. This information should be checked with your legal adviser.

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