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" An exquisite family home situated in a peaceful & convenient Redland location. Offering 5 double bedrooms (2 en suite), 2 reception rooms & an enviable, large (38'0'' x 20'9'') thro' kitchen/dining room. Also benefits from a level south facing 80ft x 30ft rear garden & off street parking for 2 cars.



GROUND FLOOR

APPROACH:
via garden gate and pathway leading beside front garden continuing up the left hand side of the property where you will find the main front door to the house on the right hand side.

ENTRANCE HALLWAY: - 19' 9'' x 6' 8'' max inclusive of staircase (6.02m x 2.03m)
a welcoming central entrance hallway with high ceilings with original ornate cornicing and picture rail, staircase rising to first floor landing, door accessing staircase descending to the lower ground floor, dado rail, radiator, alarm control panel, telephone point, doors accessing drawing room, sitting room/reception 2 and bedroom 5/guest suite.

DRAWING ROOM: - (rear) 22' 9'' max into chimney recess x 14' 4'' (6.93m x 4.37m)
an elegant reception room spanning the width of the building and enjoying 2 large south facing double glazed windows to rear with working wooden shutters overlooking the rear garden, high ceilings with cornicing, picture rail, ceiling rose, impressive period style cast iron fireplace with original marble surround and slate hearth, built in dresser units to chimney recesses with inset spotlights, wood laminated flooring, radiator.

SITTING ROOM/RECEPTION 2: - (front) 18' 3'' max into bay x 12' 5'' (5.56m x 3.78m)
bay fronted reception room to front with 3 large sash windows and working wooden shutters, impressive period style cast iron fireplace with marble surround and slate hearth, high ceilings with original cornicing, ceiling rose and picture rail, wood laminated flooring, radiator.

BEDROOM 5/GUEST SUITE: - 15' 4'' x 9' 9'' max into chimney recess & inclusive of en suite shower room

(4.67m x 2.97m)
a double bedroom with double glazed windows to front with working wooden shutters, high ceilings with cornicing and picture rail, door accessing:

En Suite Shower Room: - 5' 9'' x 3' 10'' (1.75m x 1.17m)
white suite comprising shower enclosure with system fed shower, low level wc and pedestal wash basin, chrome effect heated towel rail, tiled walls and floor, inset spotlights.

LOWER GROUND FLOOR
Staircase descends into a fabulous thro' sociable kitchen/dining/living space.

KITCHEN/DINING/LIVING SPACE: - overall measurement 38' 0'' x 20' 9'' max inclusive of staircase & utility (11.57m x 6.32m)
a wonderful large sociable kitchen/dining space with a modern fitted kitchen comprising gloss black and white units with worktop over and inset sink and drainer unit, inset AEG halogen hob with extractor hood over, units span along one side of the kitchen with two eye level AEG ovens and a central microwave, further appliance space for larder style fridge and freezer, integrated double drawer dishwasher, wine fridge, ample space for dining table and chairs, 3 large bi-folding doors to rear give seamless direct access out onto the rear garden. The kitchen units continue along and wrap around to a breakfast bar separating the kitchen area from the:-

Sitting Area:
ample space for sofas, seating etc. and further double glazed windows to front, inset spotlights, radiator, contemporary wall mounted electric fire with alcove recess above providing space for large flat screen tv, oak laminated flooring flows through the entire kitchen/dining/living space and door leads off to:-

UTILITY/WC: - 10' 0'' x 6' 4'' max into understairs recess (3.05m x 1.93m)
utility area with appliance space for washing machine and dryer with worktop over, low level wc and wash hand basin with cabinet beneath, inset spotlights, radiator, tiled floor, high level cupboard housing fuse box for electrics.

FIRST FLOOR

LANDING:
staircase rises into a generous central landing with doors leading off to the 4 bedrooms and a family bathroom/wc, further door accesses linen cupboard with built-in slatted shelving, loft hatch accessing loft storage space.

BEDROOM 1: - (front) 15' 0'' x 12' 4'' (4.57m x 3.76m)
double bedroom with 2 feature arched period sash windows to front, high ceilings with original cornicing and picture rail, radiator, door accessing:-

En Suite Shower Room/WC: - 6' 6'' x 3' 5'' (1.98m x 1.04m)
white suite comprising oversized shower enclosure with system fed shower, low level wc and pedestal wash basin, tiled walls, inset spotlights, extractor fan, sash window to side.

BEDROOM 2: - (rear) 14' 4'' x 11' 9'' max into chimney recess (4.37m x 3.58m)
double bedroom with double glazed windows to rear offering a wonderful open outlook over neighbouring gardens and rooftops of the surrounding area towards Cotham, radiator, high ceilings with original cornicing and picture rail.

BEDROOM 3: - (front) 15' 0'' x 9' 9'' max into chimney recess (4.57m x 2.97m)
picture rail, period sash window to front, and a radiator.

BEDROOM 4: - (rear) 14' 4'' max reducing to 11'0" x 10' 3'' (4.37m/3.35m x 3.12m)
double bedroom with double glazed windows to rear offering a similar outlook as bedroom 2, high ceilings with picture rail, radiator.

FAMILY BATHROOM/WC: - 6' 5'' x 6' 0'' (1.95m x 1.83m)
white suite comprising bath with system fed shower over, low level wc and pedestal wash basin, tiled walls and floor, heated towel rail, heated window to side, inset spotlights, and extractor fan.

OUTSIDE

OFF STREET PARKING & FRONT GARDEN:
landscaped to provide a driveway with off street parking for 2 vehicles, with box hedging beside providing a separation from the pathway leading up to the main front door of the property.

REAR GARDEN: - approx 80ft x 30ft (24.37m x 9.14m)
a wonderful, large and surprisingly private south facing level rear garden, a rare find in central Bristol. Generous lawn section with flower borders containing various plants and shrubs, sunken patio seating area nearest to the kitchen, perfect for outdoor entertaining and dining, attractive brick and stone boundary walls, handy gated side access to the front of the property.

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.

TENURE:
it is understood that the property is freehold with an annual ground rent of £6.0s.0d. This information should be checked by your legal adviser.

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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