Property description

More than meets the eye - a charming and surprisingly roomy 3 bedroom (2 doubles and 1 single) 3 storey period cottage situated on a popular road close to Durdham Downs, further benefiting from generous living spaces, recently upgraded bathrooms (2013) and a lovely 20ft x 15ft rear garden

GROUND FLOOR

APPROACH:
via main front door into the entrance vestibule from pavement level.

ENTRANCE VESTIBULE: - (5'1\" x 3'10\") (1.55m x 1.17m)
built in coat and shoe hooks, high level electric meter and fuse box and a pretty part stained glass period door leading through into the through lounge/dining room.

THROUGH LOUNGE/DINING ROOM: - (24'1\" x 15'2\" max into chimney recess and inclusive of stairwell) (7.34m x 4.62m)
effectively 2 reception rooms in one this generous open plan lounge/dining room is flooded with natural light provided by the dual aspect double glazed sash style windows to front and rear, door leads off to bedroom 2, staircase ascends to the first floor landing and descends into the lower ground floor accommodation, feature exposed stone and brick chimney breast, cable tv point and telephone point and 2 radiators.

BEDROOM 2: - (13'5\" x 7'6\") (4.09m x 2.29m)
peaceful double bedroom with dual aspect double glazed windows to rear and side.

LOWER GROUND FLOOR


The staircase leads into the lower ground floor accommodation where there is an open plan sitting room and breakfast room.

SITTING ROOM/BREAKFAST ROOM: - (21'8\" max x 12'2\" inclusive of staircase) (6.60m x 3.71m)
generous reception space with ample space for sitting and dining furniture flowing through into the kitchen and lean to/utility area, further door leads off to an inner lobby where there are further doors off to a useful storage cupboard and cloak room/wc.

KITCHEN: - (12'10\" x 7'6\") (3.91m x 2.29m)
modern fitted kitchen comprising base and eye level cupboards and drawers with roll edged laminated worktops over with inset 1½ bowl sink and drainer unit, stone mosaic tiled splashbacks, plumbing and appliance space for washing machine, dryer and dishwasher, further appliance space for fridge/freezer, double glazed window to rear overlooking the rear garden and wide wall opening leading through to lean to/utility.

LEAN TO/UTILITY: - (12'3\" x 6'3\") (3.73m x 1.91m)
useful additional area for appliances, storage and recycling, chrome effect heated towel rail and part glazed door to rear accessing the rear garden.

FIRST FLOOR

LANDING:
doors off to bedroom 1, bedroom 3 and family bathroom/wc.

BEDROOM 1: - (front) (14'6\" max into built in wardrobes x 12'0\" max inclusive of en suite shower room) (4.42m x 3.66m)
tastefully updated double bedroom with double glazed sash style window to front offering a southerly aspect, range of built in wardrobes and further recessed storage cupboard, door accessing en suite shower room/wc.

En Suite Shower Room/wc: - (6'3\" x 5'0\" max) (1.91m x 1.52m)
white suite comprising corner shower enclosure with system fed rain head shower, low level wc, wash hand basin with built in cabinet beneath, tiled walls with central mosaic border, tiled floor with under floor heating, inset spotlights, extractor fan and heated towel rail.

BEDROOM 3: - (8'6\" x 6'9\" max) (2.59m x 2.06m)
single bedroom, nursery or study with a double glazed sliding sash style window to rear offering a pretty outlook over rooftops of neighbouring cottages, inset spotlights, radiator and door accessing recessed wardrobe/storage cupboard.

BATHROOM/WC: - (8'0\" x 5'2\" max) (2.44m x 1.57m)
white suite comprising panelled bath with system fed dual head shower over and glass shower screen, low level wc, wash hand basin with built in cabinet beneath, tiled floor with under floor heating, tiled walls with mosaic border, inset spotlights, extractor fan and chrome effect heated towel rail.

OUTSIDE

REAR GARDEN: - (approx 20ft x 15ft) (6.10m x 4.57m)
lovely low maintenance decked rear garden with ample space for barbequing and outdoor entertaining, raised flower borders surround the decked terrace and contain various shrubs and trees. Although the garden is north west facing, due to the low height of the cottages and open side aspect the garden enjoys plenty of summer sunshine throughout a large proportion of the 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.

Property Features :

• Fabulous location close to Durdham Downs and opposite St John´s Primary School within just 10
• Ground Floor: entrance vestibule, 24ft x 15ft through lounge/dining room, bedroom 2
• First Floor: bedroom 1 with stylish fitted en suite shower room/wc and built in wardrobes, bedroom
• Lower Ground Floor: through breakfast and living space leading into the kitchen and lean to/utility
• A fabulous period home with all the convenience of city living and a high standard of presentation