GROUND FLOOR

APPROACH:
via sliding electric gates accessing the brick paved driveway affording off road parking for at least two cars. The driveway leads up to the covered entrance where there are 2 steps up to the main front door to the property.

ENTRANCE VESTIBULE:
ornate ceiling cornicing and ceiling rose and a part stained glass original period door leading through into the reception hallway, alarm control panel and dado rail.

ENTRANCE HALLWAY: (17' 6'' x 10' 8'') (5.33m x 3.25m)
a magnificent welcoming wide reception hallway with original staircase rising to the first floor landing with understairs storage cupboard, high ceilings with ceiling cornicing and central ceiling rose, radiator, hardwood parquet flooring and doors leading through to the sitting room, reception 2/family room (which in turn connects through to reception 3/garden room) and further door leading through to reception 4/dining room, which also connects with the garden room and kitchen/breakfast room. There is a further door accessing a ground floor cloakroom/wc.

SITTING ROOM: (front) (21' 7'' x 14' 10'') (6.57m x 4.52m)
a large bay fronted reception room with high ceilings with incredible ceiling cornicing and central ceiling rose, feature fireplace, bay to front comprising sash windows with secondary glazing with built in window seat beneath, parquet flooring and a radiator.

RECEPTION 2/FAMILY ROOM: (17' 4'' x 14' 5'') (5.28m x 4.39m)
high ceilings with impressive ceiling cornicing and central ceiling rose, parquet wood flooring, feature fireplace, radiator and floor to ceiling glazed teak framed doors connecting through to reception 3/garden room.

RECEPTION 3/GARDEN ROOM: (18' 10'' x 16' 2'') (5.74m x 4.92m)
a wonderful rear reception room with impressive atrium skylight lantern with built in blinds, bi-folding doors to rear access a good sized rear garden and further part glazed door connects through to reception 4/dining room.

RECEPTION 4/DINING ROOM: (17' 10'' x 10' 4'') (5.43m x 3.15m)
high ceilings, ceiling coving, skylight window, picture rail, wood flooring, radiator and part glazed door through to the kitchen/breakfast room.

KITCHEN/BREAKFAST ROOM: (16' 9'' x 7' 10'' widening to 11'9) (5.10m x 2.39m/3.58m)
a good sized family kitchen comprising base and eye level cream coloured units with granite worktops over and integrated appliances including wine fridge, range cooker, further eye level electric oven, further plumbing and appliance space for dishwasher and fridge/freezer, inset double ceramic sink with mixer taps, tiled floor, radiator, space for breakfast table, skylight lantern, inset spotlights, window to side and glazed door to side accessing the rear garden, further door connects through an ironing room/occasional 7th bedroom with built in linen cupboard and storage through to a ground floor shower room/wc.

SHOWER ROOM/WC:
white suite with shower enclosure and system fed shower, bidet, low level wc, wash hand basin with drawers beneath, high level windows, heated towel rail and shaver point.

CLOAKROOM/WC:
wc with high level cistern, wash hand basin and stained glass window to front.

FIRST FLOOR

LANDING:
a spacious landing, original staircase continuing up to the second floor, doors leading off to three double bedrooms and a shower room/wc.

BEDROOM 1: (rear) (17' 4'' x 15' 5'' max into chimney recess) (5.28m x 4.70m)
a large principal double bedroom with high ceilings, ceiling coving, period fireplace, sash windows to rear, parquet wood flooring, radiator and door accessing:-

En Suite Shower Room/WC:
a white suite comprising shower enclosure, low level wc, wash hand basin with storage beneath, sash window to rear and a radiator.

BEDROOM 2: (front) (21' 2'' x 15' 0'' max into chimney recess) (6.45m x 4.57m)
a large double bedroom with bay window to front comprising sash windows and secondary glazing overlooking Westbury Road towards Badminton School sports fields, wood parquet flooring, period style fireplace and a radiator.

BEDROOM 3: (front) (12' 4'' x 10' 9'') (3.76m x 3.27m)
a double bedroom with sash windows to front with secondary glazing, high ceilings with ceiling coving, wood parquet flooring and a radiator.

SHOWER ROOM/WC:
L shaped shower room comprising an oversized walk in shower enclosure, low level wc, pedestal wash basin, ceiling coving, picture rail, tiled floor, tiled walls and heated towel rail.

SECOND FLOOR

LANDING:
an incredibly bright landing and stairwell due to the two large Velux skylight windows over with doors leading off to bedroom 4, bedroom 5, bedroom 6 and a further bathroom/wc.

BEDROOM 4: (front) (18' 3'' max x 11' 2'' into built-in wardrobes) (5.56m x 3.40m)
max dimensions taken below sloped ceilings; a double bedroom with wardrobes running along one side, sash windows with secondary glazing to front, wood flooring, radiator.

BEDROOM 5: (rear) (17' 9'' x 11' 3'' max taken below sloped ceilings) (5.41m x 3.43m)
a double bedroom with a period fireplace, wood flooring, radiator, sash window to rear offering a wonderful open outlook over rear and neighbouring gardens.

BEDROOM 6: (rear) (12' 9'' into recess x 12' 10'' taken below sloped ceilings) (3.88m x 3.91m)
a double bedroom with sash window to rear offering a similar outlook as bedroom 5, period fireplace, radiator and wood flooring.

BATHROOM/WC:
a panelled bath with mixer taps and shower attachment, low level wc, pedestal wash basin, radiator, tiled floor, part tiled walls and Velux skylight window to front.

OUTSIDE

GATED OFF ROAD PARKING & FRONT GARDEN:
the property enjoys the rare advantage of gated parking with electric sliding gates entering a driveway affording off road parking for at least 3 cars side by side.

REAR GARDEN: (approx. 73' 0'' x 30' 0'' max) (22.23m x 9.14m)
a level lawned rear garden with generous paved seating area closest to the property, handy gated side access path through to the front garden, flower borders containing various plants, roses and shrubs, garden shed, attractive walled boundaries and an incredibly open and private feel due to backing onto neighbouring gardens.

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 with a perpetual yearly rent charge of £10.10s.0d p.a. This information should be checked with your legal adviser.

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