Property description

A smart and tastefully updated 4 bedroom, 2 reception room 1920‘s family home enjoying a large (65ft x 40ft) level south westerly facing rear garden, off street parking and a double garage. Located in a desirable and convenient position within just a hundred metres of Henleaze Road.



GROUND FLOOR

APPROACH:
from the pavement, a wooden pedestrian gate with brick paviored pathway leading to an open-fronted porch (the front entrance is also accessed via the driveway). Part leaded light wood panelled front door with overhead lantern light, opening to:-

RECEPTION HALL: - (13‘ 8‘‘ x 9‘ 4‘‘ max measurements) (4.16m x 2.84m)
a most welcoming entrance to this spacious family home with characterful features including an elegant turning staircase, exposed beamed ceiling and walls above picture rail. Engineered oak flooring, moulded skirtings, Victorian style radiator, ceiling light point. Wood panelled doors with moulded architraves, opening to:-

DINING ROOM: - (18‘ 5‘‘ x 11‘ 8‘‘) (5.61m x 3.55m)
a dual aspect room with double glazed windows to the front and rear elevations, chimney breast with recesses to either side (one with fitted shelving), two Victorian style radiators, moulded skirtings, picture rail, coved ceiling, two ceiling light points.

DRAWING ROOM: - (15‘ 10‘‘ x 13‘ 4‘‘) (4.82m x 4.06m)
double glazed door with windows to either side overlooking and opening externally to the sunny west facing rear garden. A pair of internal leaded light obscure glazed windows to the side elevation. Chimney breast with recesses to either side, moulded skirtings, two Victorian style radiators, two wall light points, ceiling light point, engineered oak flooring, double opening display cabinet with cupboards below.

KITCHEN/BREAKFAST ROOM: - (16‘ 0‘‘ x 13‘ 4‘‘) (4.87m x 4.06m)
comprehensively fitted with an array of panelled base and eye level units with a combination of drawers and cabinets. Granite effect roll edge worktop surfaces, inset stainless steel sink with draining board to side and mixer tap over, splashback tiling. Space for electric oven with pull out extractor hood, space for dishwasher, space and plumbing for washer/dryer. Matching island unit with breakfast bar sides. Large leaded light double glazed window to the front elevation with Victorian style radiator below, obscure double glazed window to the side elevation, three ceiling light points. Useful understairs storage cupboard with double glazed window to front and light point. Airing Cupboard housing wall mounted Worcester Bosch gas fired central heating boiler.

UTILITY ROOM: - (13‘ 6‘‘ x 6‘ 4‘‘) (4.11m x 1.93m)
double glazed door and window opening externally and overlooking the rear garden, large obscure glazed window to the side elevation, tiled effect flooring, spotlight lighting, radiator, space for tall fridge/freezer, space and plumbing for tumble dryer, useful store cupboard. Sliding door to:-

CLOAKROOM/WC:
low level wc, wall mounted wash hand basin with hot and cold water taps, two obscure glazed windows to the side elevation, extractor fan, inset ceiling downlighters.

FIRST FLOOR

LANDING:
the stairwell enjoys plenty of natural light via a tall leaded light double glazed window to the front elevation. Central ceiling arch, moulded skirtings, picture rail, Victorian style radiator, two ceiling light points. Loft access with pull down ladder. Wood panelled doors with moulded architraves, opening to:-

BEDROOM 1: - (17‘ 0‘‘ x 11‘ 8‘‘) (5.18m x 3.55m)
a fine dual aspect room with double glazed windows to the front and rear elevations (both having Victorian style radiators below), chimney breast with recesses to either side, moulded skirtings, picture rail, two ceiling light points.

BEDROOM 2: - (13‘ 5‘‘ x 13‘ 4‘‘) (4.09m x 4.06m)
large west facing double glazed window overlooking the rear garden with Victorian style radiator below, moulded skirtings, picture rail, ceiling light point.

BEDROOM 3: - (13‘ 3‘‘ x 8‘ 11‘‘) (4.04m x 2.72m)
leaded light double glazed window to the front elevation with Victorian style radiator below, recessed shelving, moulded skirtings, picture rail, ceiling light point.

BEDROOM 4/STUDY: - (9‘ 2‘‘ x 4‘ 11‘‘) (2.79m x 1.50m)
leaded light double glazed window to the side elevation with Victorian style radiator below, fitted computer workstation with bookshelving above, picture rail, ceiling light point.

FAMILY BATHROOM/WC: - (9‘ 9‘‘ x 4‘ 10‘‘) (2.97m x 1.47m)
timber panelled bath with folding glass screen, mixer tap, wall mounted shower unit and handheld shower attachment plus mosaic tiled surround. Low level wc. Victorian style pedestal wash hand basin with mixer tap and matching mosaic splashback tiling. Karndean flooring, Victorian style radiator, obscure double glazed window to the rear elevation, moulded skirtings, ceiling light point, two wall light points, oak shelf with towel rail below.

OUTSIDE

FRONT GARDEN:
level section of lawn with deep shrub borders featuring an array of flowering plants and mature shrubs plus specimen tree.

OFF STREET PARKING:
brick paviored driveway with space for one vehicle.

REAR GARDEN: - (65ft x 40ft plus 18ft x 11‘ 4‘‘ rear section) (19.81m x 12.19m + 5.48m x 3.45m)
enjoying a sunny westerly aspect and level. Immediately to the rear of the house there is a paved patio with ample space for garden furniture, potted plants and barbecuing etc. Further potential obviously exists for enlargement to the property after obtaining the necessary planning and building consents. The remainder of the garden is laid to lawn with deep borders and central island which during the summer months exhibits a plethora of colour and a wealth of mature shrubs. Useful garden shed and pedestrian gate onto rear access lane. Outside water tap. Side return pathway with pedestrian gate opening to the front elevation.

DOUBLE GARAGE: - (16‘ 8‘‘ x 16‘ 0‘‘) (5.08m x 4.87m)
a pair of metal up and over doors to the front elevation, light and power connected.

SOLAR PANELS:
we are advised by the vendors that solar panels were installed in 2014 and that these help reduce the electricity costs for 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. 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 :

• Good local shops nearby on Henleaze Road & North View. Convenient for the Downs, Whiteladies Road,
• Within circa 400 metres of Henleaze Infant & Junior School plus close to St Ursula´s Primary
• Balanced accommodation arranged over two floors yet offering further exciting potential to extend t
• Ground Floor: reception hall, dining room, drawing room, kitchen/breakfast room, utility room, cloa
• First Floor: landing, bedroom 1, bedroom 2, bedroom 3, bedroom 4, family bathroom/wc