Property description

A bright and well-presented 2 double bedroom Victorian terraced home situated in a peaceful cul-de-sac location within just 100 metres of Durdham Downs. Further benefiting from a beautiful 18ft x 8ft kitchen/breakfast room with French doors leading seamlessly out onto a tastefully landscaped level rear garden
Fabulous location at the top of Westbury Park just off Durdham Downs and within 200 metres of Westbury Park School and ½ mile of Redland Green School. Also incredibly handy for the local shops of North View/Waitrose supermarket as well as excellent local restaurants (Manna, Prego and The Cambridge Arms 'gastro pub')

GROUND FLOOR

APPROACH:
via garden gate and pathway leading beside front garden to the main front door of the property.

ENTRANCE VESTIBULE: - (5'5\" x 3'2\") (1.65m x 0.97m)
ceiling coving, coat hooks and attractive part stain glassed stripped period door leading through to the main entrance hallway.

ENTRANCE HALLWAY:
high ceilings with original coving and feature archway, inset spotlight, staircase rising to first floor landing, radiator and doors leading off to sitting room, reception 2/family room and kitchen/breakfast room, useful understairs storage recess, thermostat control for central heating and understairs cupboard.

SITTING ROOM: - (front) (15'8\" x 12'6\" max into chimney recess) (4.78m x 3.81m)
bay fronted sitting room with high ceilings, ceiling coving and picture rail, 3 large sash windows to front, attractive period style cast iron fireplace with gas coal effect fire, wood surround and slate hearth, exposed stripped floorboards, built in shelving to chimney recess, radiator and wide wall opening leading into:

RECEPTION 2/FAMILY ROOM: - (13'0\" x 10'2\" max into chimney recess) (3.96m x 3.10m)
large sash window to rear offering views over the rear garden, exposed stripped floorboards, high ceilings with inset spotlights and picture rail, useful built in dresser units to chimney recesses and radiator.

KITCHEN/BREAKFAST ROOM: - (18'3\" x 8'0\") (5.56m x 2.44m)
light and airy kitchen/breakfast room with a modern range of fitted hand built white kitchen units with oak wood block worktop over and inset double Belfast style sink, appliance space for range cooker with built in extractor fan over, plumbing and appliance space for washing machine, dryer and fridge/freezer. Wall mounted gas boiler concealed within kitchen unit. Ample space for breakfast/dining table, plenty of natural light provided by 2 sets of large double glazed windows to side, wood flooring, radiators and part glazed double doors providing seamless access out onto the rear garden.

FIRST FLOOR

LANDING:
spacious landing with space for seating or desk with Velux skylight window providing plenty of natural light through the landing and stairwell and doors leading off to 2 double bedrooms and a large family bathroom/wc.

BEDROOM 1: - (front) (16'2\" max into chimney recess x 12'9\") (4.93m x 3.89m)
large double bedroom spanning the full width of the property with 2 double glazed windows to front, built in wardrobes with storage over to chimney recesses and radiator.

BEDROOM 2: - (rear) (13'0\" x 10'2\" max into chimney recess) (3.96m x 3.10m)
large sash window to rear overlooking rear garden, radiator and feature chimney recess.

BATHROOM/SHOWER/WC: - (10'1\" x 8'0\" max into chimney recess) (3.07m x 2.44m)
generous bathroom with white suite comprising a claw foot roll edged bath with wall mounted mixer taps and built in shelf over, shower enclosure with system fed rain head shower, low level wc, bowl style wash basin set into timber counter, heated towel rail, inset spotlights, double glazed window to side and further feature glass blocks to rear.

OUTSIDE

GARDENS:

Front:
small courtyard front garden mainly laid to slate chippings with pathway leading to front door, low level boundary wall and various plants and shrubs.

Rear: - (18ft x 16ft + additional side return of 19ft x 7ft) (5.49m x 4.88m + 5.79m x 2.13m)
low maintenance rear garden mainly landscaped to block paving with raised curved bench seats and white rendered walls, flower borders containing various plants and roses, useful side return with space for shed and outside tap. A perfect town garden for barbeques and outdoor entertaining.

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: vestibule, entrance hallway, bay fronted sitting room with wide wall opening leading
• First Floor: spacious landing, 2 generous double bedrooms and large (10ft x 8ft) family bathroom/sh
• A charming and exceptionally well located period property with much to offer