Property description

GUIDE RANGE: £595,000 - £635,000 A lovely renovated grade II listed 4 bedroom Georgian family town house over 4 floors plus studio 'pad'/garage annexe and a charming 76ft southerly aspect walled rear garden. Favourably situated high above the city with fine views in the historic Kingsdown Conservation Area yet so central and convenient. Interesting and flexible accommodation - bigger than it looks from the outside.

HALL FLOOR

APPROACH:
from the pavement via steps with iron railings to main front entrance door with decorative portico surround and pretty fanlight.

ENTRANCE VESTIBULE: - (4'3\" x 3'4\") (1.30m x 1.02m)
ceiling rose, panelling, part glazed inner door with overlight into:-

ENTRANCE HALL: - (approx 14ft deep x 3ft wide with stairwell to side) (4.27m x 0.91m)
archway, staircase with handrail/balustrade rises to upper floors and also descends to lower ground floor, panelling, beech floor.

RECEPTION ROOM 1: - (front) (15'8\" max into bay x 10'5\" max into chimney recess) (4.78m x 3.18m)
fireplace surround with living flame coal effect gas stove, sash windows set in bay with working shutters, panelling, stripped floorboards, shelves set into one chimney recess, radiator in walkway thro' to reception 2.

RECEPTION ROOM 2: - : (rear) (12'10\" min to front of chimney breast x 11'10\" min excluding bay) (3.91m x 3.61m)
ceiling rose, fireplace surround with gas log effect stove, wide bay with sash windows and working shutters, views across the city rooftops to St Mary Redcliffe Church and Dundry Hill in the distance, beech floor, radiator.

LOWER GROUND FLOOR

INNER HALLWAY: - (overall dimensions including staircase and understairs cupboard 8'7\" x 6'1\") (2.62m x 1.85m)
stairs descend from main reception hall, tiled floor.

KITCHEN/BREAKFAST ROOM: - (rear) (12'10\" min x 11'10\" min plus window/door bays) (3.91m x 3.61m)
beautifully appointed, high quality contemporary base and wall units comprising cupboards/drawers/granite worktops with tiling behind, double electric oven/grill, separate 5 ring gas hob unit with filter hood over, dishwasher, inset stainless steel sink with rinsing bowl/mixer tap, space for refridgerator and freezer, sash window, casement window, glazed double doors out to rear terrace and garden, tiled floor, shelved walk-in

Larder/Pantry: - (6'1\" x 4'4\")(1.85m x 1.32m)
with electric light and power.

UTILITY/LAUNDRY ROOM & SHOWER/WC: - front) (11'6\" min x 10'10\") (3.51m x 3.30m)
tiled floor, stainless steel single drainer sink unit with matching wall cupboards (also housing gas and electricity meters and trip switches) and work top with plumbing under for washing machine, space for other appliances, high level obscured window, Airing Cupboard with lagged hot water cylinder and linen shelving, fully tiled shower cubicle with electric Shower, door to separate Lavatory/wc, radiator.

FIRST FLOOR

LANDING:
staircase rises from the main entrance hall, ceiling rose.

BEDROOM 1: - (front) (14'1\" max into chimney recess x 11'10\" min excluding bay) (4.29m x 3.61m)
sash window set in shallow shelved bay, ceiling rose, stripped floorboards, Walk-in Wardrobe/Storage Area: can be accessed from either bedroom 1 or bedroom 2 and provides an interconnecting area between the two bedrooms.

BEDROOM 2: - (rear) (12'0\" min excluding bay x 7'10\" min to front of chimney breast) (3.66m x 2.39m)
sash window with far reaching views across the city roof tops, door to wardrobe/storage area, radiator.

BATHROOM/WC: - (rear) (9'1\" x 4'7\") (2.77m x 1.40m)
white suite in tiled surrounds comprising low level wc with concealed cistern, wash hand basin, panelled bath with hand held shower attachment/mixer tap, electric wall light/shaver point, casement window, radiator.

SECOND (TOP) FLOOR

LANDING:
staircase rises from first floor landing, Velux double glazed skylight window casting natural light into stairwell and landing areas.

BEDROOM 3: - (rear) (9'0\" x 8'11\" min, both dimensions being taken into walls below sloping ceilings at 3'6\"/1.07m min height above floor level) (2.74m x 2.72m)
casement window with far reaching views across city rooftops to hills in the distance, radiator.

BEDROOM 4: - (front) (8'10\" x 8'7\", both dimensions being measured into walls below sloping ceilings at approx 3'4\"/1.02m min height above floor level) (2.69m x 2.62m)
double glazed casement window (allows access onto roof), ceiling access hatch to roof space, cupboard housing gas boiler with time clock/programmer and shelving.

OUTSIDE

REAR GARDEN: - (approx dimensions 76ft deep x 14ft wide) (23.16m x 4.27m)
southerly aspect town garden with flagstone patio/seating area immediately behind residence including pergola, outside tap, steps down to flagstone pathway thro' garden to rear, handsome blossoming magnolia tree, flower beds/borders and a profusion of flowering plants/shrubs/bushes/mature trees, further seating/patio area at rear of garden fronting annexe, boundary walls, steps down at rear to garage.

ANNEXE BUILDING:
has studio above and garage below backing onto Somerset Street.

STUDIO: - (overall dimensions approx 18'9\" max x 13'6\" max) (5.72m x 4.11m) currently organised as:-
Living/Sleeping Area with Kitchenette: a lovely light room with casement window overlooking rear garden and three double glazed Velux skylight windows with insulated blinds, exposed beams, stripped floorboards, built in wardrobe/storage cupboard, gas coal effect stove, kitchenette area with two smaller Velux skylight windows with blinds, kitchen cupboards with worktop over, stainless steel sink unit, integrated fridge, two ring electric hob unit, plumbing for washing machine.Wet Room/Shower/wc: white suite comprising wall mounted wash basin, low level wc, electric shower, electric heated towel rail, extractor fan, tiled floor, Velux double glazed skylight window.

GARAGE: - (overall max dimensions 18'0\" x 13'4\", measured in two sections being 18'0\" x 7'7\" plus 15'2\" x 5'9\") (5.49m x 4.06m, being 5.49m x 2.31m plus 4.62m x 1.75m)
electronic up and over door, electric light and power, security light.

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 :

• Grade II listed and dating originally from circa 1764, nicely renovated and presented
• Has a special and engaging atmosphere of warmth and welcome with period features and character, pro
• has a special and engaging atmosphere of warmth and welcome with period features and character, pro
• Sought after central city location - a friendly neighbourly community who all love the ambience and
• Colstons Primary, Cotham School and Bristol Grammar School all within 0.5 miles