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" A generously proportioned 4 double bedroom, 3 reception early Victorian period town house with a southerly facing rear garden and garage. A fine residence with plenty of natural light and retaining many attractive period features - ideal for families or city business/professional people alike.



RAISED HALL FLOOR

APPROACH:
from the pavement pass between the stone pillars and wrought iron gate which leads to the front path.

ENTRANCE HALL:
entered via timber door with glazed overlight to the front, stripped floor, doors leading to reception 1 and reception 2, recessed for coats, hanging space and shelving above, door and stairs leading to the lower ground floor and stairs ascend to the first floor landing.

DRAWING ROOM: - (16' 4'' x 13' 2'') (4.97m x 4.01m)
window to the rear with additional window overlooking the rear garden, period style fireplace with inset tiled cast iron grate with gas coal effect fire, stripped floor and radiator. Ornate ceiling cornice, picture rail.

STUDY/MUSIC ROOM: - (14' 5'' x 10' 5'') (4.39m x 3.17m)
sash window to the fron with original working shutters, stripped floor, radiator, ornate ceiling cornice and picture rail, shelving to recessed alcove.

LOWER GROUND FLOOR

FAMILY/DINING ROOM: - (14' 0'' x 13' 7'') (4.26m x 4.14m)
sash window to the front elevation, open grate with wood surround, electric meter cupboard, radiator. Access to a shelved understairs cupboard, wall light points, central heating thermostat, door leading to:

KITCHEN/DINER: - (16' 2'' x 13' 0'') (4.92m x 3.96m)
fitted with a range of wall and base units and beech finished working surfaces, inset 1½ bowl stainless steel sink unit complete with mixer tap, Zanussi eye level built in oven and 4 ring ceramic hob, tiled splashbacks, space for upright fridge/freezer, plumbing for dishwasher and washing machine, sash window to the rear elevation overlooking the garden, half glazed door accessing the rear garden, ceramic tiled floor, expelair extractor fan and radiator. Central island with inset ceramic hob.

FIRST FLOOR

LANDING:
doors leading to bedroom 1, bedroom 2 and cloakroom/wc and stairs rise to second floor landing.

BEDROOM 1: - (16' 4'' x 13' 2'' max) (4.97m x 4.01m)
sash window and additional window to the rear elevation overlooking the garden, range of floor to ceiling fitted wardrobes, ceiling cornice and radiator. Concealed plumbing providing potential for an en-suite.

BEDROOM 2: - (14' 5'' x 10' 7'') (4.39m x 3.22m)
sash window to the front, ceiling cornice and radiator.

CLOAKROOM/WC: - (5' 6'' x 5' 1'') (1.68m x 1.55m)
sash window to the front elevation suite in white comprising low level wc and matching hand basin, tiled splashback, cork tiled floor.

SECOND FLOOR

LANDING:
doors leading to bedroom 3, bedroom 4, bathroom/wc and shower room/wc, double glazed Velux window. Airing Cupboard with shelving housing a Vaillant gas central heating boiler and hot water tank, central heating time clock.

BEDROOM 3: - (front) (14' 8'' x 10' 7'') (4.47m x 3.22m)
sash window to the front, radiator.

BEDROOM 4: - (rear) (13' 5'' x 10' 7'') (4.09m x 3.22m)
sash window to the rear, period style cast iron grate with ornate tiled hearth, radiator, access to an insulated loft.

FAMILY BATHROOM/WC: - (8' 9'' x 6' 2'') (2.66m x 1.88m)
white suite comprising panelled bath with recessed taps, beech finished wash stand with white enamel sink and recessed mixer taps, low level wc, double glazed window to the rear, ceramic tiled floor complete with underfloor heating, heated towel rail, Velux window, half glazed coloured light door to landing, tiled splashback, over bath shower with shower rail.

SHOWER ROOM/WC: - (5' 3'' x 4' 9'') (1.60m x 1.45m)
comprising shower cubicle, wash hand basin and matching low level wc, tiled splashback.

OUTSIDE

GARDENS:

Front: - (57ft x 19ft) (17.37m x 5.79m)
an inter-locking brick paved pathway leading to the front steps which in turn rise to the front door. Entered via pillars and wrought iron gate to the front with a boundary wall. Well stocked with mature trees, flowers and shrubs, lawn.

Rear: - (48ft x 16ft) (14.63m x 4.88m)
paved terrace with steps leading to a raised terrace and a lawned area stocked with mature trees, flowers and shrubs, enclosed by a boundary wall and fencing, outside tap, store cupboard, access to garage and outside wc

GARAGE: - (17ft x 16ft) (5.18m x 4.88m)
entered via an up and over door, door to the side, power and light, 2 windows to the rear and door leading to the rear garden.

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 property.6.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 buyer.7.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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