GROUND FLOOR

APPROACH:
via a gated driveway and forecourt providing off road parking for at least 2 family sized vehicles. The driveway continues up the right hand side of the property where you will find the main entrance to the house and the doors to the storage garage.

ENTRANCE VESTIBULE: (7' 4'' x 3' 3'') (2.23m x 0.99m)
high ceilings with original cornicing, tiled flooring, coat hooks, dado rail and part glazed period door leading into the central reception hallway.

RECEPTION HALLWAY: (18' 0'' x 7' 4'' incl. of staircase) (5.48m x 2.23m)
a wide welcoming entrance hallway with high ceilings, original ceiling cornicing and central ceiling rose, tiled flooring with underfloor heating, dado rail, useful understairs storage and ground floor cloakroom/wc. Further doors lead off to the sitting room, a wonderful kitchen/dining/living room and reception 2/family room.

SITTING ROOM: (19' 3'' into bay x 14' 2'' into chimney recess) (5.86m x 4.31m)
an elegant bay fronted sitting room with wonderful high ceilings and original ceiling cornicing, wide bay to front comprising three sliding double glazed sash style windows, period style fireplace with original surround, built in storage cupboards and floating shelving to chimney recesses. Underfloor heating.

RECEPTION 2/FAMILY ROOM: (front) (14' 6'' x 11' 7'' into chimney recess) (4.42m x 3.53m)
a good sized second reception room, perfect for children’s playroom, tv room etc with high ceilings, ceiling coving, picture rail, double glazed sliding sash style window to front, wood flooring with underfloor heating, period tiled fireplace and radiator.

KITCHEN/DINING/LIVING SPACE: (26' 2'' x 15' 0'') (7.97m x 4.57m)
a large sociable family kitchen/dining space with a newly fitted kitchen comprising base and eye level units with quartz worktop over and large central island with overhanging breakfast bar, chimney recess with space for range cooker, plumbing and appliance space for American style fridge/freezer, integrated dishwasher, inset sink with boiling hot water tap, sliding door accessing a walk in larder with built in shelving, large double glazed window to rear overlooking the rear garden, wide wall opening creating a sociable connection through from the kitchen/breakfast area to the living space, which has Crittall style double doors also providing seamless access out to the rear garden, period fireplace, high ceilings, ceiling cornicing, picture rail and wood flooring with underfloor heating. From the kitchen area there is a wide wall opening connecting through to a breakfast/dining area.

BREAKFAST ROOM: (13' 1'' x 7' 5'') (3.98m x 2.26m)
a perfect space for dining table and chairs with double glazed floor to ceiling windows with central double doors accessing the garden, wood flooring, contemporary upright tubular radiator and door accessing the utility room.

UTILITY ROOM: (6' 10'' x 6' 2'') (2.08m x 1.88m)
a range of base and eye level units, plumbing and appliance space for washing machine and dryer, floor standing Worcester gas central heating boiler, double glazed window to side, wood flooring and a radiator.

CLOAKROOM/WC:
low level wc with concealed cistern, wash basin with cabinet beneath and tiled splashback and tiled flooring.

FIRST FLOOR

LANDING:
doors off to bedroom 1, with adjoining dressing room and en-suite, bedroom 2, bedroom 3 (off lower mezzanine landing) and family bathroom/wc. Staircase continues up to the second floor landing and further doors accesses a useful linen cupboard.

BEDROOM 1: (front) (19' 3'' into bay x 14' 2'' into chimney recess) (5.86m x 4.31m)
a large principal double bedroom with high ceilings, ceiling coving and picture rail, an attractive period fireplace, wide bay to front comprising sliding sash style double glazed windows, radiator and doors accessing the walk in dressing room and separate en-suite bathroom/wc.

Dressing Room: (11' 7'' x 6' 8'') (3.53m x 2.03m)
a good sized walk in dressing room with tall built in open wardrobes with drawers beneath and extra storage space above, ceiling cornicing and inset spotlights.

En-Suite Bathroom/Shower/WC: (11' 4'' x 7' 4'') (3.45m x 2.23m)
a stylish en-suite bathroom with a floor standing double ended bath with mixer taps and shower attachment, oversized walk in shower with dual headed shower over, two bowl style sinks set into a counter with floating drawer unit beneath and tiled splashbacks, brush gold heated towel rail, tiled floor, inset spotlights, extractor fan and sliding double glazed sash style window to front.

BEDROOM 2: (rear) (15' 0'' x 14' 2'' into chimney recess) (4.57m x 4.31m)
a large double bedroom with high ceilings, ceiling coving, picture rail, radiator and two double glazed sliding sash style windows to rear, overlooking a good sized level rear garden.

BEDROOM 3: (15' 0'' x 11' 8'' into chimney recess) (4.57m x 3.55m)
(off lower mezzanine landing) a double bedroom with high ceilings, picture rail, sliding double glazed sash style window to rear and a radiator.

SECOND FLOOR

LANDING:
doors off to bedroom 4 (off mezzanine half landing), bedroom 5, bedroom 6 and a second family shower room/wc. Roof light window provides natural light through the landing and stairwell.

BEDROOM 4: (rear) (15' 0'' max taken below sloped ceiling x 11' 8'') (4.57m x 3.55m)
a good sized double bedroom with dormer to rear with sliding double glazed sash style window overlooking the rear garden and radiator.

BEDROOM 5: (front) (18' 8'' into chimney recess x 11' 0'' max) (5.69m x 3.35m)
(max measurements are taken below sloped ceiling) a generous double bedroom with an attractive period fireplace, radiator and sliding double glazed sash style window to front with views over the roof of Badminton sports hall opposite towards the trees and Blaise Castle Estate in the horizon.

BEDROOM 6: (rear) (11' 3'' x 10' 9'' taken below sloped ceilings) (3.43m x 3.27m)
a double bedroom with dormer to rear comprising sliding double glazed sash style window and a radiator.

SHOWER ROOM/WC: (8' 0'' x 7' 4'') (2.44m x 2.23m)
a white suite comprising corner shower enclosure, low level wc, wash hand basin with storage cabinet beneath and glass tiled mosaic splashback, radiator, tiled floor, inset spotlights and sliding double glazed sash style window to side.

OUTSIDE

GATED OFF ROAD PARKING & FRONT GARDEN:
the property is set back from the road behind iron double gates which access a driveway providing ample off road parking for at least 2 cars. The driveway leads up to:-

STORAGE GARAGE: (approx. 25' 0'' x 7' 2'') (7.61m x 2.18m)
accessed at the front and from the rear garden. Long single storage garage, perfect for storing sports equipment etc, whilst also providing a handy secure access through from the front to the rear of the property

REAR GARDEN: (53' 0'' depth x 33' 0'' max across) (16.14m x 10.05m)
a great sized level lawned rear garden with generous paved seating area closest to the property, raised railway sleeper borders containing various shrubs and Magnolia and Fig tree. Attractive brick boundary walls and a door accessing the storage garage.

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: G