HALL FLOOR

APPROACH:
the property is accessed from pavement via a wooden panelled communal door which is accessed up two concrete steps, through covered porch area and across bridge over the private front garden, which is enclosed by metal railings, to a four-panelled communal wooden front door with intercom entry system, leading into:-

COMMUNAL ENTRANCE HALLWAY:
(* this area is owned by the subject property but there is a communal right of way for the upper maisonette to use this space *). A well maintained space laid with fitted carpet, staircase to the upper maisonette and large double height store cupboard. Immediately in front of you is the private entrance for the subject property accessed via a four-panelled wooden front door, opening to:-

ENTRANCE HALLWAY:
a bright and well maintained space providing access off to the principal rooms of this level including the drawing room, second reception room, open plan kitchen/dining space and ground floor bathroom/wc. Laid with fitted carpet, picture rail, multiple light points, intercom entry system, carbon monoxide/smoke alarm, plenty of natural light coming in from the side elevation via single sash window (with secondary glazed panel). Carpeted staircase with wooden balustrade descends down to the lower ground floor.

OPEN PLAN KITCHEN/DINING SPACE: (19' 4'' x 16' 9'') (5.89m x 5.10m)
an exceptionally large space with plenty of natural light coming in from the front elevation via three large single sash windows (with secondary glazing installed by the current owners) with working wooden shutters and a pleasant outlook across the private front garden. Laid with beautiful stripped wooden floorboards, picture rail, moulded skirting boards, two column radiators, space for freestanding fridge/freezer, multiple light points.

Kitchen Area:
fitted with an array of wall, base and drawer units with beautiful square edged solid wooden worktops over, space for gas range cooker with 5 ring gas hob over, wall mounted extractor hood, integrated dishwasher, double Belfast sink with stainless steel swan neck mixer tap and controls over, solid wooden splashbacks behind sink. Freestanding island unit.

Dining Area:
with space for 6/8 seater dining table dependent upon ones needs, stylish exposed plasterwork and decorative emerald tiled splashbacks.

DRAWING ROOM: (25' 6'' x 16' 10'') (7.77m x 5.13m)
a breathtaking and large drawing room of a size rarely seen in flats notable for its exceptionally high ceiling (11'11/3.63m) making the room seem even larger than it is; laid with stripped wooden floorboards, two gas radiators, plenty of natural light coming in from the rear elevation via three large single sash windows (with secondary glazed layer) set into bay with working wooden shutters and a really lovely leafy outlook across the private rear garden, moulded skirting boards, multiple light points, picture rail, internet point, tv point, period ceiling cornicing, chimney recess with tiled hearth and marble surround.

SECOND RECEPTION ROOM: (16' 10'' x 14' 9'') (5.13m x 4.49m)
a versatile room currently utilised as an additional living room but potentially could be a dining room or perhaps another bedroom dependent upon ones needs; laid with fitted carpet, radiator, various wall mounted fixed shelving units, chimney recess with marbled hearth and marble surround, picture rail, moulded skirting boards, dado rail, plenty of natural light coming in from the rear elevation via an exceptionally large multi-paned single sash window (with layer of secondary glazing) with working wooden shutters and a pleasant leafy outlook across the private rear garden, multiple light points.

SHOWER ROOM/WC:
laid with tiled flooring, low level wc, Belfast sink with stainless steel tap and controls over, large shower fitted with wastewater heat recovery to save energy with stainless steel wall mounted shower head and controls over, glass shower screen. Plenty of natural light coming in from the side elevation via a partially frosted single sash window (secondary glazed layer over) plus a degree of light coming in from above via a frosted Velux skylight. Blue wall tiling on three sides, light point.

LOWER GROUND FLOOR

LANDING:
carpeted staircase descends to lower ground floor landing. Doors to the principal rooms of this level including master bedroom with en-suite, bedroom 2, bedroom 3, storage vault, family bathroom and storage cupboard. Radiator, light point, large understairs storage cupboard handy for suitcases etc. moulded skirting boards.

BEDROOM 1: (18' 10'' x 12' 0'') (5.74m x 3.65m)
an exceptionally large master bedroom with more than enough space for a king size bed, desk, wardrobes etc. dependent upon one's needs; laid with fitted carpet, beautiful fitted wardrobes on two sides, moulded skirting boards, radiator, ceiling light point, plenty of natural light coming in from the front elevation via two large multi-paned single sash windows (with layer of secondary glazing) overlooking the private front garden. Wooden door with stained glass insert opens to:-

En-Suite Shower Room/WC:
beautiful tiled walls and flooring, rainfall shower and separate wall mounted stainless steel shower head with controls, hand wash basin with stone bowl sink with stainless steel tap over, dado rail, wc, towel radiator, inset ceiling downlights. Plenty of natural light coming in from the front elevation via single sash partially frosted window.

BEDROOM 2: (22' 2'' x 13' 7'') (6.75m x 4.14m)
laid with beautiful stripped maple floorboards, moulded skirting boards. The room is flooded with natural light from the rear elevation via multi-paned casement windows (with layers of secondary glazing) and two French doors which lead out to a small patio area, where a staircase ascends to the garden. Painted radiators, two light points.

BEDROOM 3: (16' 5'' x 6' 3'') (5.00m x 1.90m)
accessed via a painted stable door; laid with fitted carpet, moulded skirting boards, light point, wall mounted shelving units, partially frosted oval light well to the side elevation.

FAMILY BATHROOM/WC:
laid with stunning tiled flooring, dual flush wc, hand wash basin with stainless steel taps over, wood panelled bath accessed up stone step etched into vault, light well with single sash window providing natural light through, two light points, radiator, moulded skirting boards.

STORAGE VAULT:
a really useful large storage vault currently used for storing ladders, paint etc. Light point.

UTILITY CUPBOARD:
space for freestanding washer/dryer, various wall mounted shelving units, light point.

OUTSIDE

FRONT GARDEN:
accessed through gate from porch to a small but easily maintained private front garden, laid to concrete patio and enclosed by high wall boundaries which provide a degree of tranquillity and privacy. Ample space for garden table and chairs providing a perfect alfresco dining area. Stone steps descend down to the lower half of this front garden which is the same height as the lower ground floor with useful vaults and storage space. Planted sloping terrace viewed from the master bedroom.

REAR GARDEN:
accessed from bedroom 2 via French doors; staircase with iron railings ascends to the main private rear garden; a truly remarkable space with borders containing a variety of mature shrubs, plants and trees providing a degree of privacy, enclosed on one side with wooden fencing with brick boundary walls to the rear and the other side elevation. At the rear of the garden is a patio space with garden shed. Secondary private entrance accessed via wooden gate leading into car park.

PARKING:
access to two parking spaces (by private arrangement with the management company*)

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 Leasehold for the remainder of a 999 year lease from 25 March 1985. This information should be checked with your legal adviser.

SERVICE CHARGE:
it is understood that there is no formal service charge for the property. It is understood that any required maintenance and building works are done on an as and when basis by mutual agreement and shared contributions. This information should be checked by your legal adviser.

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