Property description

A homely and welcoming 3 bedroom, 2 reception room 1930's semi-detached home located conveniently within a level walk of the shops and amenities of both Stoke Lane and Westbury-on-Trym village, further benefiting from a beautiful level 80ft x 30ft rear garden, off street parking for 2 cars and a garage

Enjoyed and cared for by the current family for over 40 years, this property is well presented yet offers exciting scope for cosmetic updating to suit individual requirements

GROUND FLOOR

APPROACH
via driveway leading onto the landscaped front garden providing off street parking for at least 2 cars. The driveway leads to double glazed doors accessing porch.

PORCH - (6'0\" x 2'3\") (1.83m x 0.69m)
(6'0\" x 2'3\") (1.83m x 0.69m) useful covered entrance with the original timber front door accessing the main entrance hallway.

ENTRANCE PORCH - (15'0\" x 6'1\" max inclusive of staircase) (4.57m x 1.85m)
(15'0\" x 6'1\" max inclusive of staircase) (4.57m x 1.85m) staircase rising to first floor landing, built in corner cloaks cupboard, further understairs storage cupboard, radiator and doors leading off to through lounge/dining room, kitchen/breakfast room and understairs cloakroom/wc.

THROUGH LOUNGE/DINING ROOM - (30'1\" x 14'0\" max into chimney recess in sitting area reducing to 11'0\" max into chimney recess in dining area) (9.17m x 4.27m/3.35m)
(30'1\" x 14'0\" max into chimney recess in sitting area reducing to 11'0\" max into chimney recess in dining area) (9.17m x 4.27m/3.35m) formerly 2 reception rooms but opened through to create a large sociable through lounge/dining room flooded with natural light provided by double glazed bay window to front and large sliding patio doors to rear accessing the rear garden, radiators and thermostat control for central heating.

KITCHEN/BREAKFAST ROOM - (14'7\" x 9'4\") (4.45m x 2.84m)
(14'7\" x 9'4\") (4.45m x 2.84m) a modern fitted kitchen comprising base and eye level cupboards and drawers with roll edged laminated worktops over, inset 1½ bowl sink and drainer unit, integrated stainless steel Bosch oven and dishwasher, plumbing and appliance space for washing machine and further appliance space for fridge/freezer, ample space for breakfast table and chairs, radiator, extractor fan and double glazed window to rear offering a pleasant outlook over the rear garden, gas boiler concealed within kitchen unit with wall mounted controls over and part glazed door to side accessing covered lean to which in turn has doors accessing the garage, garden shed, the front of the property and the rear garden.

CLOAKROOM/WC
low level wc, wash basin and alarm control panel.

FIRST FLOOR

LANDING
double glazed window to side providing plenty of natural light through the landing and stairwell and doors lead off bedroom 1, bedroom 2, bedroom 3, bathroom and separate cloakroom/wc.

BEDROOM 1 - (front) (13'5\" x 12'0\" max into chimney recess) (4.09m x 3.66m)
(front) (13'5\" x 12'0\" max into chimney recess) (4.09m x 3.66m) double glazed windows to front and radiator.

BEDROOM 2 - (rear) (13'0\" x 12'1\" max into chimney recess) (3.96m x 3.68m)
(rear) (13'0\" x 12'1\" max into chimney recess) (3.96m x 3.68m) large double glazed window to rear enjoying a wonderful outlook over the rear garden, radiator.

BEDROOM 3 - (front) (8'2\" x 8'0\") (2.49m x 2.44m)
(front) (8'2\" x 8'0\") (2.49m x 2.44m) double glazed window to front and radiator.

BATHROOM - (8'0\" x 5'2\") (2.44m x 1.57m)
(8'0\" x 5'2\") (2.44m x 1.57m) coloured suite comprising panelled bath with mixer taps and shower attachment, wall mounted wash basin, tiled walls, corner. Airing cupboard with built in slatted shelving, chrome effect heated towel rail and double glazed window to rear.

CLOAKROOM/WC - (4'9\" x 2'6\") (1.45m x 0.76m)
(4'9\" x 2'6\") (1.45m x 0.76m) low level wc, tiled walls and double glazed window to rear.

OUTSIDE

OFF STREET PARKING AND FRONT GARDEN
the front garden is mainly laid to brick paving providing off street parking for at least 2 vehicles with flower borders containing plants, shrubs and trees.

GARAGE - (16'7\" x 8'0\" max) (5.05m x 2.44m)
(16'7\" x 8'0\" max) (5.05m x 2.44m) remote controlled roller shuttered door, sink unit, meter cupboards housing gas meter and fuse box for electrics and part glazed door to rear accessing lean to rear lobby.

REAR GARDEN - (approx 80ft x 30ft) (24.38m x 9.14m)
(approx 80ft x 30ft) (24.38m x 9.14m) beautiful level rear garden with lawned sections and well stocked flower borders containing various plants, shrubs and herbs, central mature Olive tree, pathway leading to lawned sections to the rear of the garden where there is a greenhouse and vegetable patch, large concrete seating area closest to the property and outside tap.

IMPORTANT REMARKS

VIEWINGS & 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: porch, entrance hallway, understairs cupboard and cloakroom/wc, large (30ft x 14ft) t
• First Floor: landing, 3 bedrooms (2 doubles and 1 single), bathroom and separate wc
• Scope for extending or loft conversion (subject to any necessary consents)
• This well located family home enjoys a fabulous garden and is offered with no onward chain making a