Property description

A charming and individual 3 bedroom, 2 reception room 1930's detached home boasting a truly magnificent 115ft south westerly facing level rear garden. Further benefiting from off street parking and exciting scope for further updating or extending (subject to necessary consents)

GROUND FLOOR

APPROACH:
via central pathway leading through level lawned front garden to feature arched front door of the property.

ENTRANCE HALLWAY:
staircase rising to first floor landing, original panelled walls, wood laminated flooring, radiator, alarm control panel and doors off to sitting room, dining room/reception 2 (which in turn leads through to the kitchen) and cloakroom/wc. Further door would have directly accessed the kitchen but has been blocked up on the kitchen side. This could easily be opened up again.

SITTING ROOM: - (22'2\" x 11'0\") (6.76m x 3.35m)
Extended sitting room with feature leaded windows to front, picture rail, fireplace with gas coal effect fire and stone surround, 2 radiators, picture rail, cable tv point, further low level window to side overlooking patio area of rear garden and large glazed sliding door to rear giving direct access out onto the beautiful south-westerly facing rear garden.

DINING ROOM/RECEPTION 2: - (12'0\" x 11'0\" max into chimney recess) (3.66m x 3.35m
) dual aspect leaded period windows to front and side, picture rail, radiator and wide all opening connecting through to the kitchen and creating a sociable overall kitchen/dining space.

KITCHEN: - (15'3\" x 8'0\") (4.65m x 2.44m)
built in kitchen with basic units comprising of cupboards and drawers with worktop over, inset 1½ bowl sink and drainer unit, appliance space and plumbing for washing machine, dishwasher, cooker and fridge/freezer, built in chimney extractor hood, wall mounted Ideal gas central heating boiler concealed within wall mounted kitchen unit, tiled floor, large period windows to rear offering a pleasant outlook onto the rear garden and part glazed door to side accessing driveway and in turn rear garden.

CLOAKROOM/WC:
low level wc, pedestal wash basin, wood laminated flooring and window to rear.

FIRST FLOOR

LANDING:
spacious landing with attractive period stained glass window to side and feature porthole window to front, dado rail, corner Airing Cupboard housing lagged hot water tank, loft hatch and doors off bedroom 1, bedroom 2, bedroom 3 and bathroom/wc.

BEDROOM 1: - (16'0\" x 11'0\") (4.88m x 3.35m)
generous double bedroom with period leaded windows to rear offering a lovely outlook over the south west facing rear garden, further period windows to front, radiators, picture rail, telephone point and cable tv point.

BEDROOM 2: - (front) (11'0\" x 11'0\" max into chimney recess) (3.35m x 3.35m)
windows to front, radiator, built in wardrobes and picture rail.

BEDROOM 3: - (rear) (10'0\" x 9'0\") (3.05m x 2.74m)
period windows to rear offering pleasant outlook down the rear garden, radiator and picture rail.

BATHROOM/WC: - (8'0\" x 6'0\") (2.44m x 1.83m)
white suite comprising panelled bath with electric shower over, low level wc, pedestal wash basin, part tiled walls, radiator, inset spotlights and double glazed windows to rear.

OUTSIDE

OFF STREET PARKING:
there is a driveway to the front of the property which provides off street parking for one vehicle.

GARDENS:
Front: level lawned front garden with low level brick boundary walls and central path leading to the front door.Rear: (115ft x 37ft) (35.05m x 11.28m) an exceptional south-westerly facing level rear garden; a rare find in Bristol. Generous level lawned sections with wide curved flower borders beside containing various shrubs and trees including a mature apple tree leading to the bottom of the garden where there is a lily pond and gated access to a rear lane which in turn backs onto Stoke Lodge playing fields.

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 :

• Situated on a peaceful and desirable road with a fabulous garden backing onto Stoke Lodge playing f
• Handy for access to the shops, cafes and pubs of Stoke Lane as well as bus routes to central areas
• Ground Floor: entrance hallway, 22ft x 11ft extended sitting room, cloakroom/wc, dining room/recept
• First Floor: landing, 3 bedrooms, family bathroom/wc and airing cupboard
• A gardener´s paradise - a well-located detached home with enormous potential and an outstandi