Property description

A truly exquisite 5 double bedroom semi-detached period home presented to an exceptionally high standard and boasting a magnificent family kitchen/living/dining space leading out onto a 65ft x 30ft rear garden. Further benefits include a basement cinema room and off street parking for 3 cars.Tastefully and extensively renovated by the current owners approximately 5 years ago, this property has had no expense spared and boasts a stylish and high specification as well as retaining much original characterLocated on an enviable residential road within just a few hundred metres of Whiteladies Road and with ¾ mile of excellent schools including Cotham School, Bristol Grammer and Clifton College

GROUND FLOOR

APPROACH:
via driveway providing ample off street parking and path leading to the left hand side of the property towards the main entrance to the house.

ENTRANCE PORCH: - (23'0\" x 4'3\") (7.01m x 1.30m)
incredibly useful porch entrance providing direct access through to the rear garden with stone tiled floor, 3 large Velux skylight windows, inset spotlights, contemporary upright radiator, alarm control panel, wall mounted Worcester gas boiler, coat hooks and part glazed door leading through into the main entrance hallway.

ENTRANCE HALLWAY: - (20'0\" x 6'10\" max inclusive of staircase) (6.10m x 2.08m)
wide welcoming entrance hallway with high ceilings and original cornicing, staircase rising to first floor landing, part glazed double doors lead through into the main reception room and further doors lead off to kitchen/breakfast room, family/tv room (which in turn leads through to dining/garden room), cloakroom/wc and door accessing stairs leading down to the lower ground floor landing.

DRAWING ROOM: - (front) (23'8\" x 19'2\" max into bay) (7.21m x 5.84m)
impressive and elegant reception room with a wide bay to front comprising timber framed double glazed sash windows with working wooden shutters and further timber framed double glazed window beside bay, attractive period style open fireplace with ornate surround and slate tiled hearth, radiators, tv point, lamp sockets, high ceilings with original restored cornicing and ceiling roses and built in book shelves with cabinets beneath to chimney recesses.

KITCHEN/BREAKFAST ROOM:
(19'10\" max into bay x 12'9\") (6.05m x 3.89m) impressive kitchen/breakfast room with a range of hand built fitted kitchen units with granite worktop over and central island unit with built in cabinets, wine cooler and sink unit, integrated dishwasher, plumbing and appliance space for American style fridge/freezer and range cooker, built in chimney hood and extractor fan and inset lights above, tiled splashbacks, inset double bowl Belfast style sink with mixer taps and Quooker boiling hot water tank, built in larder unit and pan drawers, ample space for breakfast table, wide bay to rear comprising double glazed sash windows with working wooden shutters, high ceilings with original cornicing and inset spotlights, impressive wide wall opening with balustrade and breakfast bar with steps beside leading into the family/tv room and in turn dining/garden room which gives the kitchen space and adjoining areas an incredibly sociable and useable layout.

RECEPTION 2/FAMILY ROOM: - (adjoining the kitchen/breakfast room) (14'8\" x 10'8\" max into chimney recess) (4.47m x 3.25m)
high ceilings with inset spotlights and speakers, built in shelving to chimney recesses, tiled floor with underfloor heating, doorway linking back to the main entrance hallway and wide arched opening into the dining/garden room.

DINING/GARDEN ROOM: - (20'6\" x 9'0\") (6.25m x 2.74m)
an impressive entertaining space filled with natural light by the 3 Velux skylight windows in the feature pitched roof and 5 bi-folding doors to side leading out onto the rear garden, tiled floor with underfloor heating and inset spotlights and door through to:

CLOAKROOM/STORE: - (7'8\" x 4'6\") (2.34m x 1.37m)
low level wc with concealed cistern, bowl style sink unit on slate shelf with tiled splashbacks, double glazed window to rear overlooking rear garden, tiled floor with underfloor heating, built in shelving, feature pitched roof and useful built in storage cabinet with drawers and open shelving.

CLOAKROOM/WC: - (off main entrance hallway) (6'10\" x 3'5\") (2.08m x 1.04m)
Victorian style wc with high level cistern, wall mounted wash basin and inset spotlights.

LOWER GROUND FLOOR


Half flight of stairs descend from the entrance hallway down through to a utility room.

UTILITY ROOM: - (15'0\" max x 7'0\") (4.57m x 2.13m)
range of built in units, plumbing and appliance space for washing machine and dryer, built in sink unit with granite worktop over, low level understairs storage cupboard with fuse box for electrics over, door opening leads through to cinema room (which in turn has a door off to the boiler/airing cupboard) and further secure door accessing walk in safe/secure store.

CINEMA ROOM/RECEPTION 4: - (14'9\" max into bay x 11'9\" with a ceiling height of approx 6'1\") (4.50m x 3.58m/1.85m)
useful lower ground floor reception room currently used as cinema room but equally could work as a children's playroom or home office, inset spotlights, 3 high level windows to rear, radiator, built in speakers to ceiling and built in communications cupboard.

FIRST FLOOR

LANDING:
doors off to bedroom 1, bedroom 2, bedroom 3, bedroom 4 (off lower mezzanine landing) and steps leading up to bedroom 5. An atrium style roof lantern floods the landing and stairwell with natural light.

BEDROOM 1: - (front) (19'0\" max into bay x 13'6\" into chimney recess and inclusive of en suite shower room) (5.79m x 4.11m)
generous double bedroom with wide bay to front comprising double glazed sash windows, high ceilings with ceiling coving, picture rail and central rose, wood burning stove with slate hearth, period style radiators, loft hatch accessing useful loft storage space and door accessing en suite shower room/wc.

En Suite Shower Room/wc: - (6'6\" x 3'10\") (1.98m x 1.17m)
oversized walk in wet room style shower enclosure with system fed rain head shower over, stone tiled walls, recessed alcove shelf, low level wc, corner wash hand basin, built in mirror and lighting, inset spotlights, extractor fan and Velux skylight window.

BEDROOM 2: - (rear) (17'1\" max into bay x 12'10\") (5.21m x 3.91m)
wide bay to rear comprising 3 double glazed timber framed sash windows offering a pleasant outlook over neighbouring gardens, high ceilings with ceiling coving, central rose and picture rail, radiators and door through to:

EN SUITE/FAMILY BATHROOM/SHOWER/WC:
(which is also accessible off the first floor landing)

BEDROOM 3: - (13'10\" x 9'9\" max into chimney recess) (4.22m x 2.97m)
double glazed window to front, ceiling coving, central rose and radiator.

BEDROOM 4: - (off lower mezzanine landing) (14'9\" x 10'5\" max into built in wardrobes) (4.50m x 3.18m)
double bedroom currently used as a guest room and dressing room with a run of built in wardrobes along one wall with impressive built cabinetry shoe racks and hanging rails, built in chest of drawers, double glazed window to rear overlooking rear garden and radiator.

BEDROOM 5: - (13'2\" to front of built in wardrobes x 10'10\" max into chimney recess) (4.01m x 3.30m)
double bedroom with built in wardrobes, Velux skylight window and further double glazed sash window to rear and radiator.

BATHROOM/WC:
walk in 'wet room' shower, bath, double sinks with marble surface, stone tiled floor, tiled walls and 2 sash windows to side.

OUTSIDE

OFF STREET PARKING/FRONT GARDEN:
the front garden is currently laid to stone chippings providing off street parking for 3 cars with attractive stone pillars, corner bin store, flower bed surrounding bay window and pathway leading up to the front door.

REAR GARDEN: - (65ft max x 30ft) (18.29m x 9.14m)
level lawned rear garden enjoying an open south westerly side aspect affording plenty of afternoon/early evening summer sunshine, attractive stone side boundary walls, steps lead down to sunken patio seating area closest to the kitchen and reception spaces, outside tap and lighting and door accessing porch entrance, providing a useful tiled walkway straight through to the front door.

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 :

• Porch entrance, central hallway, drawing room, kitchen/breakfast room with wall opening & steps dow
• Bedroom 1 with en suite shower room/wc, bedroom 2, bedroom 3, bedroom 4 (off lower mezzanine landin
• Central landing and utility area, walk in airing cupboard, cinema room and walk in safe/store
• A truly stunning Redland home