Property description

PRICE GUIDE RANGE: £975,000 - £1,045,000. A classic large circa 3000 sq. ft. 6 bedroom, 3 reception Victorian period semi-detached family house in a prime location near Cotham Gardens Park & Colstons Primary School. Has period features & abundant character, an elevated position with views & an all-purpose 'family flexible' lower ground floor.



THE VENDORS' THOUGHTS & FEELINGS ABOUT THEIR HOME
\"Both of us feel lucky to have lived in Cotham Grove, and more particularly 20 Cotham Grove, for the last 13 years. It has been a wonderful house in which to bring up children. The rooms are large, light and well proportioned. At the back of the house one can see green distant hills, whereas at the front the elegant classicism of Cotham Grove is always a delight. I think we both feel that one of our house's best features is its aspect.
Immediately nearby, when the children were small, we appreciated the playground in Cotham Gardens. The children used to go there after school when they were younger, particularly in the spring, summer and autumn. Now, of course, they go there less often, but on a warm summer's evening when the two of us walk up Lovers' Walk we appreciate the beauty of the avenue of trees, perhaps even more so after a meal in one of the restaurants on or near Chandos Road or a drink in the Kensington Arms!

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Going further afield, we've always liked the fact that we could walk out of the door and be in work in 15 minutes if we wanted, or that we could walk down to Colston Hall or the Watershed so easily. So much of Bristol seems to be just on our doorstep. It's wonderful to be able to be tranquil and comfortable when one wants, but also able to have so much to do so close by. Our youngest daughter and son attended nursery nearby in St Matthew's, then went to Colston's Primary school almost opposite and now are at Cotham School. It really has been a community for us.\"

ACCOMMODATION

HALL FLOOR

APPROACH:
via iron garden gate on stone pillars, cobbled pathway through front garden, steps up to front entrance door.

CONSERVATORY PORCH: - (8'8\" x 5'3\") (2.64m x 1.60m)
pretty stained glass on two sides, double glazed entrance door into:-

RECEPTION HALL: - (max overall dimensions inclusive of staircase 17'5\" x 6'6\") (5.31m x 1.98m)
ornate ceiling cornice & centre rose, stripped floorboards, classic staircase with handrail & balustrade rising to upper floors, staircase down to lower ground floor, pretty arched window through to porch, radiator.

DRAWING ROOM: - (front) (21'7\" max into chimney recess x 13'0\" min/16'3\" max into bay) (6.58m x 3.96m/4.95m)
ornate ceiling cornice, wide bay with sash windows & working shutters, open working period fireplace, stripped floorboards, radiator.

THRO' FAMILY/DINING ROOM & KITCHEN: - (rear) (21'9\" max into chimney recess x 13'3\" min/16'7\" max into bay) (6.63m x 4.04m/5.05m)
ornate & simple ceiling cornices, period fireplace surround with tiled insert, stripped floorboards, wide bay with sash windows & working shutters, further casement window and small side picture window, large deep walk-in Butlers Pantry with dresser, Kitchen Area with range of base & wall units & granite work surfaces, stainless steel single drainer sink unit with mixer tap, plumbing for dishwasher, fridge/freezer space, Range cooker with 5 ring gas hob & electric oven plus filter hood over.

LOWER GROUND FLOOR

APPROACH:
Externally via path thro' front garden & alongside house into rear covered entrance area with storage recess, cold tap & entrance door into an Entrance Lobby. Internally via staircase down from main reception hall into:

INNER HALLWAY: - (overall dimensions 15'5\" inclusive of staircase x 6'5\") (4.70m x 1.96m)
understairs storage area.

SITTING ROOM: - (front) (15'10\" max into bay x 15'4\" max into chimney recesses) (4.83m x 4.67m)
wide bay with sash windows & working shutters, period fireplace with iron/tiled insert, shelves & cupboards built into both chimney recesses, laminate strip flooring, radiator.

BEDROOM 7/RECEPTION ROOM 3: - (rear) (13'6\" min to front of chimney breast x 13'1\") (4.11m x 3.96m)
sash window, fireplace surround with tiled insert, laminate strip flooring, shelves & cupboard built into one chimney recess, radiator, large walk-in Butlers Pantry/Storage Cupboard with dresser & electric light

UTILITY/LAUNDRY ROOM: - (rear) (13'0\" x 5'6\") (3.96m x 1.68m)
casement window, work tops with tiling behind & stainless steel single drainer sink unit, plumbing for washing machine, space for tumble dryer, laminate strip flooring, radiator, Worcester gas combi boiler with timeclock & programmer.

BATHROOM/WC: - (front) (8'5\" min plus door entrance area x 5'0\")(2.57m x 1.52m)
white suite, panelled bath with mixer tap & flexible handheld shower attachment on wall bracket, hand basin, low level wc, radiator, sash window.

FIRST FLOOR

GENEROUS LANDING:
staircase & dado rail, sash window.

BEDROOM 1: - (front) (21'6\" max into chimney recess x 13'1\") (6.55m x 3.99m)
ceiling cornice, twin sash windows, stripped floorboards, radiator.

BEDROOM 2: - (rear) (15'1\" max into chimney recess x 13'5\") (4.60m x 4.09m)
ceiling cornice, sash window with views across the city roof tops, large deep walk-in storage cupboard/wardrobe with electric light, radiator.

BATHROOM/WC: - (rear) (13'6\" min excluding bay x 6'3\") (4.11m x 1.91m)
white suite, panelled bath with mixer tap & flexible handheld shower attachment, low level wc, hand basin, radiator, sash window in shallow bay with views across the city rooftops.

SECOND FLOOR

LANDING:
staircase & dado rail.

BEDROOM 3: - (rear) (13'8\" min excluding bay x 13'3\" max into chimney recess) (4.17m x 4.04m)
sash window in shallow bay with far reaching views, period fireplace, radiator.

BEDROOM 4: - (front) (13'3\" min excluding bay x 12'10\" max into chimney recess) (4.04m x 3.91m)
sash window in shallow bay with rooftop vistas, period fireplace, deep walk in storage cupboard, wardrobe/cupboard in chimney recess.

BEDROOM 5: - (rear) (13'3\" min excluding bay x 8'2\" min) (4.04m x 2.49m)
sash window in shallow bay with far reaching views, painted floorboards, ceiling access hatch to roof space, radiator.

BEDROOM 6: - (front) (13'4\" min excluding bay x 8'3\") (4.06m x 2.51m)
sash window in shallow bay with city roof top vistas, painted floorboards, ceiling access hatch to roof space, radiator.

SHOWER ROOM/WC: - (side) (6'3\" x 5'0\") (1.91m x 1.52m)
white suite in tiled surrounds with pebbled flooring, hand basin, low level wc, shower enclosure with system fed drench rose, heated towel rail/radiator, sash window.

OUTSIDE

PARKING:
there is a residents parking scheme in operation with parking permits issued subject to the usual Bristol City Council terms and conditions.

GARDENS:

Front: - (approx dimensions 33ft wide x 22ft min depth to front of bay) (10.06m x 6.71m)
iron gate on stone pillars, cobbled entrance pathway, boundary walls/fencing, lawn with flower beds including a variety of flowering plants, shrubs, bushes & fine mature cedar tree, rockery side border, ornate iron side gate through to rear garden and a second entrance door into the property via the lower ground floor.

Rear: - (approx 35ft max width immediately behind the house x approx 15ft min/30ft max depth) (10.67m x 4.57m/9.14m)
side courtyard, raised lawn with perimeter borders & some recently planted sapling fruit trees, boundary walls & fencing, backs onto Fremantle Road which has no thro' traffic and enhances the tranquillity.

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 :

• Combines a lovely atmosphere & understated elegance with a welcoming homely feel. Full of light & s
• A wonderful adaptable family house - the current lower ground floor family space with own internal
• With no pressing need to personalise and appoint to own requirements it is also the perfect house i
• Favoured location: Within a stone´s throw of nearby Colstons Primary School & Cotham Gardens
• Very central & convenient position for the main hospitals complex, the University & Park Street env