Property description

An incredibly spacious and well-presented 5 bedroom, 3 reception room 1930s family home in a wonderful location within 600 metres of Elmlea School. Further benefitting from off street parking, a garage and a fabulous 85ft x 30ft rear garden.•Location: wonderful location for families situated within 600 metres of Elmlea School and the reference point for the catchment of the Bristol Free School (Secondary). Also handy for the local shops of Stoke Lane, Stoke Hill and Westbury village.



GROUND FLOOR

APPROACH:
via newly tarmaced driveway leading up beside a pretty front garden where there is a covered porch and main front door to the property.

ENTRANCE HALLWAY: - (15'0\" x 8'3\" max inclusive of staircase) (4.57m x 2.51m)
a welcoming wide entrance hallway full of character and retaining the original wood panelling and leaded glazed windows to front and side, flooding the hallway with natural light. The staircase rises to first floor landing and has a useful understairs storage cupboard beneath, doors lead off to sitting room, dining room/reception 2 and breakfast room/reception 3, which in turn leads through to the kitchen, radiator, wall mounted control panel for central heating and further door accessing cloakroom/wc.

SITTING ROOM: - (front) (20'0\" max into bay x 13'6\" max into chimney recess) (6.10m x 4.11m)
wide bay to front comprising double glazed windows and offering an open outlook up Reedley Road opposite, ceiling coving, feature fireplace with gas coal effect fire, wood surround and marble hearth, radiator and tv point.

DINING ROOM/RECEPTION 2: - (rear) (15'9\" x 13'0\" max into chimney recess) (4.80m x 3.96m)
ceiling coving and picture rail, radiator, double glazed windows to rear with central glazed double doors providing direct access out onto the rear garden.

BREAKFAST ROOM/RECEPTION 3: - (11'8\" x 8'10\" max) (3.56m x 2.69m)
double glazed windows to side, recently installed (2013) Worcester gas boiler concealed within the chimney breast, useful corner cupboard, wood flooring, archway leading through to:-

KITCHEN: - (10'0\" x 9'3\") (3.05m x 2.82m)
modern fitted kitchen comprising a range of base and eye level gloss cream units with roll edged worktop over and inset 1 ½ bowl sink and drainer unit, integrated Neff oven, microwave and 5 ring gas hob with stainless steel chimney hood over, plumbing and appliance space for dishwasher, integrated fridge, double glazed window to side, inset spotlights, wood flooring, double glazed door to rear accessing covered rear lobby, which in turn leads out to the garden and has further doors accessing the driveway and utility room.

UTILITY ROOM:
range of base and eye level cupboards with roll edged worktop over, inset 1 ½ bowl sink, appliance space for fridge/freezer, plumbing and appliance space for washing machine, double glazed windows to rear.

CLOAKROOM/WC:
low level wc, corner wash hand basin with cabinet beneath, original leaded window to front.

FIRST FLOOR

LANDING:
staircase continues up to second floor landing, doors leading off to bedroom 1, bedroom 2, bedroom 5 and family bathroom.

BEDROOM 1: - (rear) (17'6\" max into bay window x 13'0\" max into chimney recess) (5.33m x 3.96m)
wide bay to rear comprising double glazed windows offering a nice view over the rear garden, built-in wardrobes to chimney recesses, picture rail, radiator, door accessing:-

En Suite Shower Room/WC: - (6'4\" x 3'6\") (1.93m x 1.07m)
shower enclosure with system fed shower and folding screen, corner wc, pedestal wash basin, heated towel rail, extractor fan, inset spotlights, window to rear.

BEDROOM 2: - (front) (16'9\" max into bay x 13'6\" max into chimney recess) (5.11m x 4.11m)
wide bay to front comprising double glazed windows and enjoying an open outlook down Kewstoke Road and Reedley Road, high ceilings with ceiling coving and picture rail, door accessing recessed wardrobe/storage cupboard.

BEDROOM 3: - (13'4\" x 8'5\" max) (4.06m x 2.57m)
dual aspect double glazed windows to front and side, picture rail, radiator.

FAMILY BATHROOM/WC: - (9'10\" x 5'0\") (3.00m x 1.52m)
white suite comprising corner bath with system fed shower and shower screen, low level wc and pedestal wash basin, part tiled walls, heated towel rail, obscured double glazed windows to side.

SECOND FLOOR

LANDING:
doors off to bedroom 3 and bedroom 4.

BEDROOM 4: - (front) (15'4\" max taken below sloped ceilings x 8'6\" max into dormer) (4.67m x 2.59m)
double glazed dormer window to front enjoying wonderful rooftop views over the surrounding area, radiator, tv point.

BEDROOM 5: - (rear) (15'3\" max x 12'0\" max into dormer window) (4.65m x 3.66m)
wide dormer window to rear enjoying a leafy outlook over neighbouring gardens, radiator, recessed storage cupboard.

OUTSIDE

OFF STREET PARKING & GARAGE:
recently renewed driveway (2012) provides tandem off street parking for at least two vehicles and leads up the right hand side of the property to a detached single garage.

GARDENS:

Front:
immaculate lawned front garden surrounded with flower borders containing various plants and shrubs.

Rear: - (approx 85ft x 31ft) (25.91m x 9.45m)
beautiful level lawned south easterly facing rear garden with well stocked flower borders containing various plants, roses and shrubs as well as espalier fruit trees, an arbour leads through to the rear section of the garden where you will find raspberries, a compost area and a greenhouse. There is also an outside tap and a garden shed.

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 property6.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 buyer7.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 :

• Ground Floor: entrance hallway, sitting room, dining room/reception 2, breakfast room/reception 3,
• First Floor: landing, bedroom 1 with en-suite shower room/wc, bedroom 2, bedroom 3, family bathroom
• Second Floor: landing, bedroom 4, bedroom 5.
• Outside: off street parking for at least two cars, detached single garage, front garden, a wonderfu
• A lovely character home which has been enjoyed and looked after by the current owners for the last