Property description

More than meets the eye - a stylish and individual 3 double bedroom (1 with en suite) 2 storey home tucked away on a peaceful cul-de-sac between Clifton and the harbourside, offering fantastic split level living space and sunny low maintenance gardens



GROUND FLOOR

APPROACH:
via main front at pavement level leading into the entrance hallway.

ENTRANCE HALLWAY:
wonderful high ceilings with ceiling coving and rose, staircase rising to first floor landing, wall mounted alarm control panel, radiator, dado rail and steps down to galleried landing.

GALLERIED LANDING:
raised galleried landing with view down into the sitting room and opening into the dining room/reception 2, ceiling coving and further doors lead off to kitchen/breakfast room and useful understairs storage space (previously a cloakroom/wc).

SITTING ROOM: - 19‘ 8‘‘ x 11‘ 9‘‘ (5.99m x 3.58m)
steps leading down from galleried landing into the sitting room with sash window to rear with low level door beneath allowing access out onto Juliette balcony, further glazed double doors to side leading out onto gardens, oak flooring, built in low level storage cupboard, feature fireplace, ceiling coving and rose, dado rail, radiators and tv point.

DINING ROOM/RECEPTION 2: - 12‘ 10‘‘ x 10‘ 0‘‘ (3.91m x 3.05m)
a light and airy space with sash window to rear offering partial views over rooftops of neighbouring buildings, glazed double doors to side leading out onto gardens, dado rail and radiator.

KITCHEN/BREAKFAST ROOM: - 12‘ 8‘‘ x 8‘ 0‘‘ (3.86m x 2.44m)
modern fitted kitchen comprising base and eye level cupboards and drawers with laminated worktops over, inset 1½ bowl sink and drainer unit, plumbing and appliance space for dishwasher and washing machine, integrated stainless steel eye level double oven, integrated fridge/freezer, stainless steel hob with extractor hood over, dual aspect sash windows to front and side, fuse box for electrics, inset spotlights, ceiling coving and radiator.

FIRST FLOOR

LANDING:
doors leading off to bedroom 1, bedroom 2, bedroom 3 and family bathroom/wc, plenty of natural light provided by high level sash window.

BEDROOM 1: - 11‘ 9‘‘ x 11‘ 8‘‘ (3.58m x 3.55m)
4 steps lead down into the bedroom area past the entrance to the en suite shower room/wc, ceiling coving and rose, southerly facing sash window to rear offering views over rooftops of surrounding area towards the Dundry hills in the distance and further feature porthole window to side.

En Suite Shower Room/wc:
white suite comprising shower enclosure with system fed shower, low level wc and small wash basin with storage cabinet beneath, chrome effect heated towel rail, tiled walls, tiled floor, extractor fan, inset spotlights and ceiling coving.

BEDROOM 2: - 12‘ 0‘‘ x 9‘ 10‘‘ (3.65m x 2.99m)
ceiling coving and rose and sash window to rear offering similar outlook as bedroom 1.

BEDROOM 3: - 10‘ 8‘‘ to front of built in wardrobes x 8‘ 0‘‘ (3.25m x 2.44m)
sash window to front, ceiling coving and rose, radiator, recessed double wardrobe with hanging rail and shelving over and Airing Cupboard housing lagged hot water tank, thermostat controls for central heating and built in shelving.

FAMILY BATHROOM/WC:
white suite comprising panelled bath with shower over, low level wc, sink with cabinet beneath and part tiled walls.

OUTSIDE

GARDENS:
the property has the benefit of gardens wrapping round the property to the side and rear with the main section of garden to the side which is lawned with raised patio seating area closest to the property and central pear tree. Four steps lead down into second section of garden laid to bark chippings leading off the sitting room and then further steps down to the rear section where there is a patio seating area with steps down to a garden shed. All enjoying a southerly orientation.


N.B. A neighbour has planning permission to build a new house in a portion of their garden situated below this property. Plans are available at our office, or on the Bristol City Council Planning Portal - reference 15/03055/F.

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. 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.

Property Features :

• Located on a peaceful cul-de-sac in the heart of Cliftonwood with its friendly local community
• A great area to enjoy Bristol with Clifton Village, Bristol´s harbourside and the green open
• Ground Floor: entrance hallway, galleried landing looking over sitting room and leading into dining
• First Floor: landing, 3 double bedrooms (1 with en suite shower room/wc) and family bathroom/wc
• Constructed in 2000 with a sympathetic design, this modern home has a pleasing blend of characater