Property description

A charming and characterful 3 bedroom, 2 reception room family home in a peaceful Henleaze location, further benefiting from wonderful gardens wrapping around the property, an extended sociable kitchen/breakfast room, off street parking and a garage

GROUND FLOOR

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

ENTRANCE HALLWAY:
inset spotlights, original parquet wood flooring, alarm control panel, thermostat control for central heating, low level meter cupboard, radiator, staircase rising to first floor landing with useful understairs storage cupboards and doors through to a large through reception room (formerly two rooms) and a kitchen/breakfast room.

THROUGH RECEPTION ROOM:
formerly two rooms but opened to create 2 adjoining reception rooms with windows on 3 sides.

Family/Play Room: - (14'0\" x 10'9\" max into chimney recess) (4.27m x 3.28m)
dual aspect double glazed windows to front and side, original parquet exposed wood floor, radiator and wide open archway through to sitting room.

Sitting Room: - (14'0\" x 11'4\") (4.27m x 3.45m)
attractive period style cast iron fireplace with wood surround and granite hearth, double glazed windows to side and further double glazed double doors leading out onto the rear section of garden, parquet flooring, built in cabinets to chimney recesses, radiator and ceiling cover.

KITCHEN/BREAKFAST ROOM: - (18'1\" x 14'0\" narrowing to 8'1\" in dining area) (5.51m x 4.27m/2.46m)
extended kitchen breakfast room flooded with natural light provided by the double glazed windows and doors on 3 sides, a modern range of fitted kitchen units comprising base and eye level cream coloured cupboards and drawers with wood effect worktop over and inset 1½ bowl ceramic sink and drainer unit, space for cooker with tiled splashback and extractor fan over, integrated Bosch dishwasher, ample space for dining table and chairs, inset spotlights, radiators, Amtico tiled floor, double glazed double doors to side leading out onto the gardens and further door accessing utility/wc.

UTILITY/WC: - (8'0\" x 4'7\") (2.44m x 1.40m)
plumbing and appliance space for washing machine and dryer with worktop and tall high level unit over, sink with splashback, wc, tiled floor, inset spotlights, radiator and small window to side.

FIRST FLOOR

LANDING:
double glazed window to front providing plenty of natural light through the landing and stairwell, doors lead off to bedroom 1, bedroom 2, bedroom 3 and family bathroom/wc, inset spotlights, radiator and loft hatch providing access to loft storage space.

BEDROOM 1: - (rear) (14'0\" x 11'4\" max into chimney recess) (4.27m x 3.45m)
double bedroom with dual aspect double glazed windows to either side of the property, ceiling coving, radiator and cable tv point.

BEDROOM 2: - (14'0\" x 10'10\") (4.27m x 3.30m)
dual aspect double glazed windows to front and side, ceiling coving, radiator and built in wardrobes.

BEDROOM 3: - (front) (8'4\" x 8'1\") (2.54m x 2.46m)
double glazed window to front with an open outlook over roof tops of neighbouring properties, radiator and wood laminated flooring.

BATHROOM/WC:
modern fitted bathroom comprising a white suite with panelled bath and shower over, low level wc, wash hand basin, tiled walls and window to rear.

OUTSIDE

GARDENS: - (approx 65ft x 22ft + additional side and rear sections of garden) (19.81m x 6.71m)
fabulous level gardens wrapping round the property with a large lawned section to the front, pergola with seating area beneath (which can also be used as off street parking), generous patio seating area to the side closest to the kitchen, well stocked flower borders containing various plants, shrubs and Silver Birch tree, laurel hedge to side, fenced and gated boundaries to front offering privacy and security, outside tap and water butt.

OFF STREET PARKING & GARAGE:
there is gated off street parking to the front leading to a single storage garage.

SINGLE GARAGE:
up and over door and pitched roof.

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 :

• A popular Henleaze location handy for the shops, cafes and amenities of Henleaze Road, also within
• Ground Floor: a through sitting/family room (originally 2 rooms) with doors accessing the gardens,
• First Floor: landing, 3 bedrooms and a family bathroom/wc
• An attractive, bright and individual family home with lovely gardens and much to offer