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" A most civilised and engaging 4 double bedroom mid-Georgian (circa 1770) grade II listed period townhouse with a lovely 90ft garden and parking in the sought after Kingsdown Conservation Area



GROUND FLOOR

APPROACH:
from the pavement find solid wooden front door with fan light above, which opens into:

ENTRANCE HALLWAY:
ceiling cornice, original wooden panelling to dado rail, stripped wooden floorboards, inset floor mat, moulded archway, and doors radiate to the sitting room and the living room. Fine period staircase with polished wooden handrail rises to first floor landing and descends to lower ground floor hall.

LIVING ROOM: - (rear) (22' 11'' x 16' 1'') (6.98m x 4.90m)
ceiling coving, picture rail, period wooden wall panelling to dado rail, open fireplace with cast iron insert and stone surround with wooden mantle and marble hearth, bay window with 3 sash windows and the most wonderful far reaching rooftop city views. Stripped wooden floorboards, 2 radiators, door leads off to:

Butler's Pantry: - (7' 7'' x 5' 2'') (2.31m x 1.57m)
period dresser with cupboards, drawers and display shelving, stripped wooden floorboards, secondary door leads into:

SITTING ROOM: - (front) (14' 10'' x 12' 0'') (4.52m x 3.65m)
ceiling coving, bay window to front elevation with sash windows and original pull up shutters, wall panelling to dado rail, period fireplace with cast iron insert, stone surround and wooden over mantle, stripped wooden floorboards, radiator, shelving to chimney recesses, (inner door provides access into the Butler's Pantry).

LOWER GROUND FLOOR

LOWER HALL:
tiled floor, coat rack, radiator, opening into the kitchen/breakfast room with stained glass upper pane, further stained glass aperture to the utility area. Doors also lead off to the utility and cloakroom/wc.

CLOAKROOM/WC:
low level wc, corner wall mounted wash hand basin with mosaic splashbacks, extractor fan, recessed understairs storage cupboard.

KITCHEN/DINING ROOM: - (23' 3'' x 16' 3'') (7.08m x 4.95m)
half height wooden wall panelling (wainscoting) to dado rail level. Tiled floor, range of free standing base units with cupboards and drawers and wooden work surfaces, original pine dresser with cupboards, drawers and display shelving, gas Aga with slate side surfaces, radiator, 2 doors lead out onto the rear garden, sash window with far reaching city views and window seat, ceiling halogen downlighters, radiator, opening into wash room area with double sink unit with drainer and mixer tap, butchers block style wooden work surface and mosaic tiled splashback, tiled floor and plumbing for dishwasher and space for fridge etc. Further door leads into:

UTILITY: - (16' 3'' x 11' 4'') (4.95m x 3.45m)
extensive range of wall mounted and base units with roll edged work surfaces, plumbing for washing machine, space for large fridge/freezer and space for many other appliances as required. Flagstone floor, door leads back into the lower hall and further external door leads to partially covered storage area to the front with small under pavement vaults.

FIRST FLOOR

LANDING:
ceiling cornice, dado rail, stripped wooden floorboards, doors radiate off to bedrooms 1 and 2 and staircase with stripped wooden handrail rises to second floor landing.

BEDROOM 1: - (rear) (23' 2'' x 16' 3'' into chimney recess) (7.06m x 4.95m)
ceiling cornice, dado rail, 3 sash windows set into bay with stunning far reaching city rooftop views, period fireplace with cast iron insert and ornate surround and mantle, stripped wooden floorboards, 2 radiators, door leads off to:

En Suite Shower/wc: - (7' 5'' x 5' 1'') (2.26m x 1.55m)
fully tiled walls and floor, white suite comprising low level wc, pedestal wash hand basin, glass door into large walk in wet room style shower which is fully tiled and has mains fed power shower and extractor fan. Radiator.

BEDROOM 2: - (front) (16' 1'' max to rear of built in wardrobe x 11' 9'') (4.90m x 3.58m)
ceiling cornice, chapel style sash window to front elevation with side reveals, period fireplace with cast iron insert and over mantle, stripped wooden floorboards, radiator, shelved storage cupboard.

SECOND FLOOR

LANDING:
double glazed ceiling skylight casts plenty of natural light on both the first and second floor landing and stairwell, doors radiate off to bedrooms 3 and 4.

BEDROOM 3: - (rear) (22' 11'' into chimney recess x 16' 4'') (6.98m x 4.97m)
(measurements include the en suite bathroom/wc described below) 3 sash windows set in bay with far reaching city views, period fireplace with cast iron insert, shelving to chimney recess, 2 radiators, door leads off to:

En Suite Bathroom/wc:
white suite comprising low level wc with concealed cistern, wash hand basin set in vanity unit with shelving beneath, panelled bath with mains fed power shower over the bath with shower shield, extensive wall tiling, ceiling halogen downlighters, double glazed ceiling skylight, heated towel rail, shelved storage cupboard and door leads off to Boiler Cupboard housing Worcester gas boiler and hot water tank

BEDROOM 4: - (front) (16' 1'' into chimney recess x 12' 0'') (4.90m x 3.65m)
sash window to front elevation with side reveals, stripped wooden floorboards, period fireplace with cast iron insert and tiled hearth, radiator, door leads off to:

En Suite Shower/wc:
white suite comprising low level wc, pedestal wash hand basin with mosaic tiled splashback, shower with mains fed shower and glass door and tiled surrounds, double glazed ceiling skylight and heated towel rail.

OUTSIDE

REAR GARDEN: - (90ft min x circa 15ft wide) (27.41m x 4.57m)
delightful town garden with 2 flagstone sitting out terraces closest to the house and further gravelled landscaped terrace with circular stone feature and further decked area with garden shed. Stone and brick boundary walls and fence to the rear beyond which is a piece of land which can be used for off street parking for 1 or 2 vehicles. The parking area previously had planning permission granted (2011) to build a garage with studio style accommodation above. This has recently lapsed.

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 such as carpets etc. are not included but may be available by separate arrangement.

PLEASE NOTE:
1.The photographs may have been taken using a wide angle lens.2.Any services, heating systems, appliances or installations referred to in these particulars have not been tested and no warranty can be given that these are in working order. Whilst we believe these particulars to be correct we would be pleased to check any information of particular importance to you. 3.We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation or give any warranty in relation to the property and we have no authority to do so on behalf of the seller. 4.Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property. 5.Any floor plans provided are not drawn to scale and are produced as an indicative rough guide only to help illustrate and identify the general layout of the property6.Any reference to alterations to, or use of, any part of the property is not a statement that any necessary planning, building regulations, listed buildings or other consents have been obtained. These matters must be verified by any intending buyer7.Please be aware that firstly, areas of first priority (AFP) for schools do change and, secondly, just because a property is located within an AFP this does not mean schooling is guaranteed for resident children. Please make appropriate enquiries of the local authority to ensure you are fully aware of the exact position prior to exchange of contracts

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