Property description

A homely, welcoming & exceptionally well-located 3 bedroom, 2 reception room 1930's semi-detached family home situated within a short level walk of Durdham Downs & the shops, cafes and amenities of Henleaze Road. Further benefiting from a level rear garden, 2 off street parking spaces and a garage



GROUND FLOOR

APPROACH:
via garden gate and pathway leading through front garden where you will find a double glazed door accessing the entrance vestibule.

ENTRANCE VESTIBULE:
tiled floor, coat hooks and attractive original front door accessing the entrance hallway

ENTRANCE HALLWAY: - 14' 8'' maxx 5' 2'' (4.47m x 1.57m)
welcoming entrance hallway with staircase rising to first floor landing, original parquet wood flooring, high level meter cupboard, picture rail, radiator, wall mounted thermostat control for central heating, doors off to sitting room, dining room/reception 2, kitchen and cloakroom/wc. Attractive original leaded glazed window to side providing natural light through the entrance hallway.

SITTING ROOM: - (front) 16' 0'' max into bay x 12' 3'' max into chimney recess (4.87m x 3.73m)
bay fronted sitting room with double glazed leaded windows to front, contemporary recessed gas fire, high ceilings with picture rail, radiator and cable tv point.

DINING/FAMILY ROOLM: - 16' 8'' max into bay x 12' 3'' max into chimney recess (5.08m x 3.73m)
bay to rear comprising original windows overlooking the rear garden, high ceilings with picture rail, feature fireplace with stone surround and gas coal fire and radiator.

KITCHEN: - 13' 6'' max into recessed utility cupboards x 8' 4'' (4.11m x 2.54m)
a modern range of kitchen units comprising base and eye level cupboards and drawers with roll edged laminated worktops over and inset stainless steel sink and drainer unit, integrated stainless steel electric oven, 4 ring gas hob and chimney hood over, plumbing and appliance space for dishwasher, useful recessed utility cupboards providing further appliance space for washing machine, dryer and fridge/freezer, double glazed window to side and double glazed door to rear accessing raised decked terrace and in turn the rear garden.

CLOAKROOM/WC:
low level wc, wash hand basin with cabinet beneath, original leaded window to front, alarm control panel, wood effect flooring and radiator.

FIRST FLOOR

LANDING:
original stained glassed windows to side providing an attractive period feature and lots of natural light through the landing and stairwell, doors lead off to bedroom 1, bedroom 2, bedroom 3 and family bathroom/wc, further door accesses Airing Cupboard with Vaillant gas boiler and built in slatted shelving, loft hatch provides access to generous loft storage space. N.B. We believe the loft offers potential for conversion to create a further double bedroom and bathroom (subject to any necessary consents).

BEDROOM 1: - (front) 16' 6'' max into bay x 12' 3'' max into chimney recess (5.03m x 3.73m)
double glazed leaded windows to front, high ceilings with picture rail and radiator.

BEDROOM 2: - (rear) 14' 0'' x 12' 2'' max into chimney recess (4.26m x 3.71m)
double bedroom with original windows to rear offering a pleasant outlook over rear and neighbouring gardens, high ceilings with picture rail and radiator.

BEDROOM 3: - (rear) 10' 5'' x 8' 5'' (3.17m x 2.56m)
double bedroom with period windows to rear offering a similar outlook as bedroom 2, high ceilings with picture rail and a radiator.

FAMILY BATHROOM/WC: - 8' 5'' x 5' 10'' (2.56m x 1.78m)
which suite comprising panelled bath with system fed shower over and glass shower screen, low level wc, pedestal wash basin, wood effect flooring, radiator and high level period leaded windows to front.

OUTSIDE

GARDENS:

Front:
low maintenance front garden with garden gate and pathway leading through paved sections with flower borders containing various plants and shrubs, low level boundary wall to front and useful gated side access to the rear garden.

Rear: - 46' 0'' x 28' 0'' max inclusive of garage and parking area (14.01m x 8.53m)
the kitchen leads out onto a raised decked terrace providing ample space for table and chairs and where there are several steps down to a level lawned rear garden with pathway leading beside providing side access to the front of the property. Gated access to the rear to the parking area and garage.

OFF STREET PARKING & GARAGE:
there are 2 off street parking spaces at the rear of the property, accessed via vehicular rear access lane off Fallodon Way, with single garage beside with up and over door, pitched roof, power and light (internal measurement 16ft x 8ft) (4.88m x 2.44m). The vendors inform us that due to the handy rear access lane they typically enter the property at the rear, rather than from Henleaze Road, and that the lane provides an additional safe area for the children to play and ride their bicycles.

IMPORTANT REMARKS

ESTATE AGENTS ACT NOTICE:
in accordance with the Estate Agents Act we are required to inform you that this property is owned by a relative of a member of our staff at Richard Harding Estate Agents.

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.

TENURE:
it is understood that the property is freehold. This information should be checked by your legal adviser.

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 :

• Fabulous location within close proximity of excellent shops and facilities of Henleaze Road
• Within a few hundred metres of Waitrose, Orpheus cinema, Durdham Downs & bus connections to central
• Ground Floor: entrance vestibule leading through to main entrance hallway, bay fronted sitting room
• First Floor: landing, 3 double bedrooms and family bathroom/wc
• Exciting scope for loft conversion to create a further double bedroom and en suite shower room (sub