Property description

A welcoming 5 bedroom (4 doubles and 1 single), 2 reception room period family home located on a popular tree-lined road close to the Henleaze Road shops and Durdham Downs. Offering generous accommodation including a fabulous 31ft x 9ft extended kitchen/dining room with bi-folding doors leading onto a level rear garden.Plenty of original character and features including sash windows, stripped floors, stained glass and high ceilings.Located on a well-regarded tree-lined road in a friendly community, incredibly handy for the shops, cafes and amenities of Henleaze Road, also a short walk from Durdham Downs, Henleaze Primary School, Red Maids and Badminton Girl's schools.

GROUND FLOOR

APPROACH:
via pathway leading through level front garden to the main front door of the property.

ENTRANCE VESTIBULE: - (6'0\" x 4'8\") (1.83m x 1.42m)
high ceilings with ceiling coving, useful low level storage and meter cupboards, original stain glassed panels beside and over front door, original tiled floor, part glazed door with glazed panels beside and over leading through into the main entrance hallway.

ENTRANCE HALLWAY: - (15'0\" x 6'0\" widening to 8'4\" max inclusive of staircase) (4.57m x 1.83m/2.54m)
generous entrance hallway with high ceilings, original cornicing, exposed stripped floorboards, useful understairs cloaks area and cupboard, radiator, dado rail, alarm control panel, staircase rising to first floor landing and doors off to sitting room, reception 2/family room and extended kitchen/dining room.

SITTING ROOM: - (front) (16'1\" max into bay x 12'8\" max into chimney recess) (4.90m x 3.86m)
wide bay to front comprising 4 period sash windows with attractive stained glass panels over, high ceilings with original cornicing and picture rail, cast iron period style fireplace with inset tiles, wood surround and tiled hearth, built in cabinet to chimney recess and radiator.

RECEPTION 2/FAMILY ROOM: - (14'1\" x 10'0\" max into chimney recess) (4.29m x 3.05m)
high ceilings with original cornicing, feature fire recess with surround and mantle, built in cabinets and bookshelves to chimney recess, 2 large sash windows to rear offering a clear outlook over rear garden, exposed stripped floorboards and radiator.

KITCHEN/DINING ROOM: - (31'8\" x 9'0\" max) (9.65m x 2.74m)
fabulous extended (2009) kitchen/dining room ideal for family living and creating a sociable hub of the house.

Kitchen Area:
modern range of fitted kitchen units with base and eye level cupboards and drawers and black granite worktops over, integrated fridge/freezer, double eye level AEG ovens, 4 ring gas hob, washing machine and dish washer, stainless steel chimney hood extractor fan, inset spotlights, tiled floor, sash window to side with window seat and storage beneath and one step down into:

Dining Area:
sympathetically extended in 2009 and filled with natural light by the two double glazed sash windows to side and large Velux windows over as well as bi folding doors to the rear allowing the kitchen/dining space to flow seamlessly into the rear garden. Inset spotlights, radiator and tiled floor.

FIRST FLOOR

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

BEDROOM 1: - (front) (16'1\" max into bay x 11'6\" max into chimney recess) (4.90m x 3.51m)
wide bay to front comprising 4 sash windows, high ceilings with original cornicing and picture rail, attractive period style cast iron fireplace and radiator.

BEDROOM 2: - (rear) (14'3\" x 10'2\" max into chimney recess) (4.34m x 3.10m)
ceiling cornicing, 2 large sash windows to rear, attractive period fireplace with inset tiles and tiled hearth, built in book shelving to chimney recesses and radiator.

BEDROOM 5/STUDY: - (9'3\" x 7'2\") (2.82m x 2.18m)
large sash window to rear, dado rail and radiator.

FAMILY BATHROOM/SHOWER/WC: - (10'0\" max x 9'3\" max) (3.05m x 2.82m)
white suite comprising claw foot roll edged bath with mixer taps and shower attachment, impressive over- sized walk in shower with system fed, rain head shower, low level wc, pedestal wash basin, corner Airing Cupboard with built in slatted shelving (also housing Vaillant gas boiler), wood flooring, heated towel rail and dado rail.

SECOND FLOOR

LANDING:
doors off to bedroom 3, shower room/wc (which in turn accesses generous loft space) and bedroom 4 (off lower mezzanine landing).

BEDROOM 3: - (rear) (14'10\" x 10'1\" max into chimney recess) (4.52m x 3.07m)
timber double glazed windows to rear offering a pleasant and interesting outlook over neighbouring gardens and roof tops of surround area, radiator.

SHOWER ROOM/WC: - (10'0\" x 5'4\") 3.05m x 1.63m)
white suite comprising corner shower enclosure with electric wall mounted shower, low level wc, pedestal wash basin, chrome effect heated towel rail, tiled floor, large Velux skylight window and door accessing useful and accessible loft storage space.

BEDROOM 4: - (rear) (11'0\" x 8'6\") (3.35m x 2.59m)
timber double glazed window to side and further Velux skylight window and radiator.

OUTSIDE

GARDENS:

Front:
level lawned front garden with pathway leading to the front door.

Rear: - (30ft extending to 53ft in side return courtyard x approx 20ft) (9.14m/16.15m x 6.10m)
level lawned rear garden with generous patio seating area in the side return beside the kitchen, outside tap and electrics, flower borders and gated rear access onto a secure back lane. As well as providing a useful rear access, the back lane is a safe and secure area where children play.

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 :

• Ground Floor: entrance vestibule, wide welcoming entrance hallway, bay fronted sitting room, recept
• First Floor: split landing, bedroom 1, bedroom 2, bedroom 5/study and generous family bathroom/show
• Second Floor: landing, bedroom 3, further shower room/wc, bedroom 4 (off lower mezzanine landing) a
• An engaging family home offering light and airy accommodation and benefiting from many improvement