GROUND FLOOR

APPROACH:
entrance door leads into: -

ENTRANCE VESTIBULE:
with partially glazed period door opening into the entrance hall and sitting room, high level meter cupboard housing the gas and electricity meters.

ENTRANCE HALL:
wide opening through to the sitting room and staircase rising to the first floor, period arch and ornate mouldings.

SITTING ROOM: 12' 0'' x 11' 3'' (3.65m x 3.43m)
large multi-paned sash window to the front elevation, attractive period fireplace with tiled lapels, wooden surround and mantel and tiled hearth, radiator. Large opening through to: -

DINING ROOM: 11' 2'' x 10' 11'' (3.40m x 3.32m)
multi-paned casement window to the rear elevation, radiator, fitted cupboard housing the gas central heating boiler, understairs storage cupboard and steps up to: -

KITCHEN: 7' 5'' x 6' 1'' (2.26m x 1.85m)
range of wall and base units incorporating working surfaces, sink and draining board, tiled walls, space and plumbing for automatic washing machine, space for fridge and electric cooker, glazed door and multi-paned window to the side elevation which opens out into the courtyard.

FIRST FLOOR

LANDING:
multi-paned casement window to the rear elevation, doors opening to bedroom 1 and bathroom, stairs continue to rise to the top floor.

BEDROOM 1: 14' 10'' x 12' 1'' (4.52m x 3.68m)
a lovely large room with multi-paned sash window to the front elevation with a southerly and open aspect, range of fitted cupboards and wardrobes, ceiling cornicing and radiator. Door opening to: -

En-Suite Shower Room/WC 9' 4'' x 5' 4'' (2.84m x 1.62m)
pedestal wash hand basin, low level wc, shower cubicle with overhead shower, extractor fan, light and shaver point, partially tiled walls, radiator.

BATHROOM/WC 9' 3'' x 5' 5'' (2.82m x 1.65m)
large multi-paned casement window to the rear elevation, pedestal wash hand basin, low level wc, bath with mixer tap and handheld shower fitment, partially tiled walls, radiator, fitted storage.

SECOND (top) FLOOR

LANDING:
multi-paned casement window to the rear elevation, doors opening to bedrooms 2 and 3.

BEDROOM 2: 14' 10'' x 12' 1'' (4.52m x 3.68m)
a lovely light room with large multi-paned sash window to front elevation with incredible far-reaching views across and beyond Clifton with a southerly aspect uninterrupted towards Dundry Hill and the spires of Bristol, range of fitted wardrobes.

BEDROOM 3: 11' 3'' x 8' 8'' (3.43m x 2.64m)
multi-paned casement window to rear elevation, fitted storage cupboards to either side of the chimney breast.

OUTSIDE

REAR COURTYARD: 9' 0'' x 7' 0'' (2.74m x 2.13m)
small rear courtyard garden

PARKING:
within the Clifton East residents permit parking zone.

VIEWING AND FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents, tel: 0117 946 6690.

FIXTURES AND 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: D