Property description

GUIDE RANGE: £795,000 - £845,000A classic and large 6 double bedroom, 3 reception room period semi-detached family home located within just 100 meters of Durdham Downs, offering civilised and well-proportioned accommodation throughout including a 39ft x 10ft kitchen/breakfast room. Further benefits include a 50ft x 30ft level rear garden and a detached garagePopular location within just 100 metres of Durdham Downs and within 700 metres of Elmlea School, handy for the excellent local shops and cafes of Henleaze Road, Waitrose supermarket and bus routes to all central areas

GROUND FLOOR

APPROACH:
via garden gate and pathway leading beside landscaped front garden and along the left hand side of the property where you will find the main entrance to the house a short way along on the right hand side.

ENTRANCE VESTIBULE: - (4'4\" x 4'0\") (1.32m x 1.22m)
high ceilings with original cornicing, dado rail, coat hooks and attractive part stained glassed double doors leading through into the main entrance hallway.

ENTRANCE HALLWAY: - (18'2\" x 7'4\" max inclusive of staircase) (5.54m x 2.24m)
generous wide entrance hallway with impressive original staircase rising to the first floor landing, high ceilings with original cornicing and ceiling rose, period tiled floor, radiator and doors leading off to sitting room, reception 2, reception 3/dining room, kitchen/breakfast room and cloaks cupboard, further door accesses ground floor cloakroom/wc and understairs cupboard. Telephone point.

SITTING ROOM: - (front) (21'10\" max into bay x 14'7\") (6.65m x 4.45m)
an elegant bay fronted sitting room with high ceilings, original cornicing, ceiling rose and picture rail, bay to front comprising 4 feature sash windows with secondary glazing, exposed stripped floorboards, radiators, cable tv point and open tiled fireplace with period surround and slate hearth.

RECEPTION 2: - (rear) (19'8\" max into bay x 16'3\" max into chimney recess) (5.99m x 4.95m)
peaceful sitting room with wide bay to rear overlooking the rear garden comprising 3 sash windows with secondary glazing, high ceilings with original cornicing, ceiling rose and picture rail, period style cast iron fireplace with wood surround and mantle, exposed stripped floorboards, radiators and cable tv point.

RECEPTION 3/DINING ROOM: - (17'10\" x 10'1\" max into chimney recess) (5.44m x 3.07m)
third reception room currently used as a dining room but could equally be used as a children's playroom or home office with high ceilings, original cornicing, picture rail and dado rail, 2 large feature sash windows to front with secondary glazing, exposed stripped floorboards, attractive cast iron period style fireplace with wood surround and tiled hearth and radiator.

KITCHEN/BREAKFAST ROOM: - (39'0\" x 10'5\" max into chimney recess) (11.89m x 3.18m)
large sociable kitchen/breakfast room.

Kitchen Area:
modern range of fitted kitchen units comprising base and eye level cupboards and drawers with granite worktops over, feature chimney recess with space for range cooker, integrated Neff dishwasher, inset 1½ bowl sink and drainer unit, further appliance space for tall fridge and freezer, slate tiled flooring and wide wall opening leading through to the:

Breakfast/Garden Room:
light and airy space with double glazed windows to rear and side overlooking the rear garden, conservatory style roof, slate tiled flooring, radiator, corner cupboard housing Vaillant gas boiler and plumbing for washing machine, double glazed door to rear provides level access out onto the rear garden.

CLOAKS CUPBOARD:
useful walk in cloaks cupboard with high level shelf, coat hooks, fuse box and metres for electrics.

CLOAKROOM/WC:
low level wc and wash hand basin.

FIRST FLOOR

LANDING:
spacious landing with staircase continuing up to the second floor landing, doors leading off to bedroom 1, bedroom 2, bedroom 3, bedroom 4 (off lower mezzanine landing) and bedroom 5 (off upper mezzanine landing), ceiling coving and further doors accessing useful Airing Cupboard.

BEDROOM 1: - (rear) (19'8\" max into bay x 16'3\" max into chimney recess) (5.99m x 4.95m)
large double bedroom with side bay to rear comprising 3 sash windows and offering a pleasant outlook over neighbouring gardens, high ceilings with original coving and picture rail, radiators and tv point.

BEDROOM 2: - (front) (20'1\" x 14'6\" max into chimney recess) (6.12m x 4.42m)
large double bedroom with bay window to front comprising 4 sash windows with attractive period stained glass panels over, high ceilings with original coving and picture rail, radiators and built in wardrobes.

BEDROOM 3: - (front) (17'10\" x 10'3\") (5.44m x 3.12m)
high ceilings with original coving and picture rail, 2 sash windows to front with original stained glass panels over, attractive period cast iron fireplace with tiled hearth, radiator and corner cupboard.

BEDROOM 4: - (rear) (off lower mezzanine landing) (16'8\" x 10'5\" max into chimney recess) (5.08m x 3.18m)
currently used as a home office but could equally be used as a double bedroom, sash window to rear, radiator and corner Airing Cupboard housing lagged hot water tank.

FAMILY BATHROOM/SHOWER/WC: - (9'0\" x 7'0\") (2.74m x 2.13m)
white suite comprising panelled bath with mixer taps and shower attachment, corner shower enclosure with system fed shower, low level wc, wash hand basin set into marble top with cabinet beneath, part tiled walls, windows to side, tiled floor and radiator.

BEDROOM 5: - (off upper mezzanine landing) (16'9\" x 10'7\" max into chimney recess) (5.11m x 3.23m)
pretty double bedroom with sash window to rear, built in low level cabinet with tiled worktop and inset sink, single radiator and small loft hatch.

SECOND FLOOR

LANDING:
doors off to bedroom 6 and second family bathroom/wc, low level door accessing useful loft space and atrium style skylight window providing plenty of natural light through stairwell.

BEDROOM 6: - (12'8\" max taken below sloped ceilings x 9'5\") (3.86m x 2.87m)
sash window to side and radiator.

BATHROOM/WC NO. 2: - (12'4\" x 9'3\" max taken below sloped ceilings) (3.76m x 2.82m)
corner bath with mixer taps and shower attachment, low level wc, pedestal wash basin, part tiled walls, built in linen cupboard, sash window to side and heated towel rail.

OUTSIDE

GARDENS:

Front:
tastefully landscaped low maintenance front garden with feature paved areas with box hedging surrounding, flower borders containing lavender and other plants, hedgerow to front and pathway leading up the left hand side of the property to the main front door of the house and through to the rear garden.

Rear: - (approx 50ft x 20ft inclusive of garage) (15.24m x 6.10m)
landscaped rear garden with central lawned sections, patio seating area closest to the kitchen/breakfast room, central water feature, flower borders containing various plants and climbers, wooden arbour providing discreet entrance to useful covered garden/bike store and door providing access into the garage.

GARAGE: - (internally 16'9\" x 10'1\") (5.11m x 3.07m)
electric up and over door providing access onto rear access lane, pitched roof, window to rear, power and 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 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 :

• Popular location within just 100 metres of Durdham Downs and within 700 metres of Elmlea School, ha
• Landscaped level front and rear gardens and detached garage with rear lane access
• An immaculately presented period property in a great location with an impressive overall feeling of