Property description

BEST AND FINAL OFFERS TO BE RECEIVED BY 11 A.M. ON FRIDAY 22ND APRIL 2016. PLEASE CONTACT THE OFFICE TO REQUEST A LETTER EXPLAINING THE PROCEDURE

A spacious and immaculately presented 5 bedroom, 3 bathroom semi-detached Edwardian family home situated on a popular and peaceful tree lined road in the heart of Westbury Park, within just 100 metres of Westbury Park School and within 800 metres of Redland Green School



GROUND FLOOR

APPROACH:
via pathway leading up beside front garden to the main entrance to the property.

ENTRANCE VESTIBULE: - 6' 1'' x 4' 4'' (1.85m x 1.32m)
high ceilings with original cornicing, original tessellated tiled floor, part glazed door with glazed panels beside and over leading through into:-

ENTRANCE HALLWAY: - 22' 9'' x 4' 4'' (6.93m x 1.32m)
a welcoming entrance hallway with high ceilings and original cornicing, staircase rises to the first floor landing, doors lead off to sitting room, dining room/reception 2 and kitchen/breakfast room, further door accesses cloakroom/wc and understairs cupboard, engineered oak flooring, radiator, low level meter cupboard.

SITTING ROOM: - 16' 1'' max into bay x 14' 7'' max into chimney recess (4.90m x 4.44m)
(front) an elegant sitting room with high ceilings and original cornicing, wide bay to front comprising 4 period sash windows with built-in plantation shutters, period style cast iron fireplace with open fire, marble surround and slate hearth, 2 radiators, engineered oak flooring.

DINING ROOM/RECEPTION 2: - 14' 3'' x 12' 8'' max into chimney recess (4.34m x 3.86m)
a lovely bright reception room with a south westerly aspect sash window to rear with part glazed door beside accessing the rear garden, high ceilings with original cornicing, period style cast iron fireplace with marble surround and slate hearth, engineered oak flooring, radiator, door leading through to the kitchen/breakfast room and creating a lovely sociable ground floor layout.

KITCHEN/BREAKFAST ROOM: - 27' 7'' x 11' 0'' (8.40m x 3.35m)
a generous sociable kitchen/breakfast room with a modern fitted kitchen comprising base level cupboards and drawers with woodblock worktop over and inset Belfast style sink, space for integrated dishwasher, appliance space for range style cooker with stainless steel splashback and chimney hood over, further appliance space for fridge/freezer, ample space for seating or dining, double glazed period style windows to side, 2 large Velux skylight windows flooding the kitchen with natural light and folding part glazed doors to rear providing a seamless opening onto the glorious south-west facing rear garden. Engineered oak flooring, inset spotlights, radiator.

CLOAKROOM/WC:
low level wc, pedestal wash basin with part tiled splashbacks, extractor fan.

FIRST FLOOR

LANDING:
split landing with doors off to bedroom 1, bedroom 2, bedroom 5 and family bathroom/wc, radiator, staircase continuing up to second floor landing.

BEDROOM 1: - 19' 9'' max inclusive of buiilt-inwardrobes & en suite shower room x 16' 5'' max into bay (6.02m x 5.00m)
a large principal bedroom with wide bay to front comprising 4 period sash windows with built-in plantation shutters, high ceilings with original cornicing, built-in wardrobes and drawers, radiators, door accessing:-

En Suite Shower Room/wc: - 9' 2'' x 6' 2'' (2.79m x 1.88m)
stylish fitted en-suite shower room with oversize walk-in shower enclosure with dual head system fed shower and recessed alcove shelf, low level wc with concealed cistern, wash hand basin with built-in cabinets beneath and beside, tiled floor with underfloor heating, chrome effect heated towel rail, inset spotlights, wall lighting, built-in heated anti mist mirror, extractor fan, shaver point, sash window to front.

BEDROOM 2: - 14' 4'' x 12' 8'' max into chimney recess (4.37m x 3.86m)
a generous double bedroom with high ceilings and original cornicing, radiator, 2 large sash windows to rear.

BEDROOM 5: - 11' 0'' x 10' 2'' max into chimney recess (3.35m x 3.10m)
double glazed windows to rear, radiator, built-in shelving to chimney recess.

FAMILY BATHROOM/WC: - 8' 0'' x 7' 7'' (2.44m x 2.31m)
white suite comprising double ended bath with central mixer taps and system fed shower over, low level wc, wall mounted wash basin, tiled walls and tiled floor with under floor heating, 2 sash windows to side, chrome effect heated towel rail, inset spotlights.

SECOND FLOOR

LANDING:
spacious landing with skylight window providing plenty of natural light to landing and stairwell, doors off to bedroom 3, bedroom 4 and shower room/wc. Further low level door off the lower mezzanine landing accesses:-

Useful Loft/Utility Room:
with plumbing and appliance space for washing machine and dryer, wall mounted Worcester gas boiler. There is a further low level door at the end of the utility space which accesses further loft storage space.

BEDROOM 3: - 14' 3'' x 11' 7'' max taken below sloped ceiling (4.34m x 3.53m)
two pretty sash windows to front, feature alcove, low level hatch accessing further attic storage space.

BEDROOM 4: - (rear) 14' 4'' x 11' 6'' max taken below sloped ceiling (4.37m x 3.50m)
sash window to rear overlooking neighbouring gardens, feature alcove, radiator.

SHOWER ROOM/WC:
an 'L' shaped room; modern fitted shower room with shower enclosure with system fed Mira electric shower, low level wc and wall mounted wash basin, tiled walls and floor, inset spotlights, extractor fan, Velux skylight window.

OUTSIDE

GARDENS:

Front:
pretty walled front garden with beech hedgerow offering privacy from the pavement, mainly laid to stone chippings with central olive tree.

Rear: - approx 62' 0'' max into side return reducing to 35ft x 22' 0'' (18.88m x 6.70m)
a gloriously, sunny south westerly facing rear garden with patio seating area wrapping around the kitchen and side return section with raised herb and fruit border, built-in log store, 4 steps lead up to a level lawned section with garden shed and fenced boundaries, gate providing useful shared side access between no. 11 and 13 - handy for bicycles etc.

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 :

• Further benefitting from a fabulous 27ft x 11ft family kitchen with folding doors leading out onto
• Located on Florence Park, a sought after tree lined road in the heart of Westbury Park within close
• Ground Floor: vestibule, entrance hallway, sitting room, reception 2/dining room connecting through
• First Floor: split landing, bedroom 1 with stylish en-suite shower room/wc and built-in wardrobes,
• Second Floor: landing, bedroom 3, bedroom 4, modern fitted shower room/wc, useful utility area and