Property description

A well-presented 3 bedroom, 2 reception room semi-detached family home offering bright and practical accommodation, located in a peaceful part of Westbury-on-Trym and further benefiting from an exceptional 90ft x 30ft rear garden, ample off street parking, garage with office

GROUND FLOOR

APPROACH
via landscaped driveway providing off street parking for at least 2 vehicles leading to double doors accessing entrance vestibule.

ENTRANCE VESTIBULE: - (approx. 7'0\" x 2'2\") (2.13m x 0.66m)
ceiling coving, coat hooks, oak shelving, matting and main front door leading into:

ENTRANCE HALLWAY: - (8'5\" x 7'5\" max) (2.57m x 2.26m)
staircase rising to first floor landing, engineered oak flooring, obscured glazed window to side providing plenty of natural light through hallway and stairwell, corner low level meter cupboards, radiator, ceiling coving and picture rail and doors off to through lounge/dining room and cloakroom/wc.

THROUGH LOUNGE/DINING ROOM:
measured and described separate as follows:

Lounge: - (13'3\" max into bay x 12'10\" max into chimney recess) (4.04m x 3.91m)
wide bay to front comprising double glazed windows, ceiling coving, picture rail, wood burner, engineered oak flooring, tv point, radiator and wide wall opening leading into:

Dining Room: - (13'3\" x 12'0\" max into chimney recess) (4.04m x 3.66m)
ceiling coving, picture rail, radiator, double glazed windows to rear with central glazed door leading out onto rear garden, further part glazed door leads through to:

KITCHEN: - (10'3\" x 8'4\") (3.12m x 2.54m)
modern fitted kitchen comprising base and eye level white units with oak block worktop over, inset sink and drainer unit, integrated stainless steel double oven with 4 ring gas hob and chimney hood over, space for washing machine and dishwasher, further appliance space for fridge/freezer, useful tall larder cupboard, understairs recess with further appliance space for dryer, inset spotlights, under unit lighting, double glazed window to rear with pleasant outlook over rear garden and double glazed door to side accessing driveway.

CLOAKROOM/WC:
low level wc, wash hand basin with built in cabinet beneath and tiled splashbacks, ceiling coving, coat hooks and oak flooring.

FIRST FLOOR

LANDING:
picture rail, double glazed window to side offering natural light through landing and stairwell and doors off to bedroom 1, bedroom 2, bedroom 3 and family bathroom/wc.

BEDROOM 1: - (front) (14'0\" max into bay x 10'4\" to front of built in wardrobes)0 (4.27m x 3.15m)
wide bay to front comprising double glazed windows, picture rail, range of built in wardrobes spanning the length of one side with sliding doors and radiator.

BEDROOM 2: - (rear) (13'5\" x 12'2\" max into chimney recess) (4.09m x 3.71m)
double bedroom with range of built in wardrobes, drawers and book shelving, radiator and large double glazed window to rear offering wonderful outlook over rear garden and allotments beyond.

BEDROOM 3: - (front) (8'9\" x 8'1\") (2.67m x 2.46m)
ceiling coving, picture rail, radiator and double glazed window to front.

FAMILY BATHROOM/SHOWER/WC: - (8'1\" x 7'7\") (2.46m x 2.31m)
modern bathroom suite comprising double ended panelled bath with central mixer taps, oversized corner shower enclosure with system fed shower, low level wc with concealed cistern, wash hand basin with built in cabinet beneath, obscured glazed windows to rear and side, inset spotlights, chrome effect heated towel rail and loft hatch accessing roof space.

OUTSIDE

FRONT GARDEN/OFF STREET PARKING:
the front garden is mainly landscaped to tarmac with brick edging providing off street parking for at least 2 vehicles, flower border, low level boundary wall to front and driveway continues down to the left hand side of the building to the garage and gated access to rear garden.

REAR GARDEN: - (approx. 90ft x 30ft max inclusive of garage) (27.43m x 9.14m)
a wonderful level lawned rear garden backing onto allotments giving it an open and peaceful feeling, generous raised patio seating area closest to the property with ample space for outdoor entertaining and barbequing, flower borders either side of lawned sections leading to the rear of the garden where there is a woodshed and further raised border. Gated access to driveway.

GARAGE:
single garage with up and over door.

GARDEN OFFICE: - (10'8\" x 8'0\") (3.25m x 2.44m)
there are double glazed sliding doors leading from the garden into the rear section of the garage which has been separated to create a garden office with electrics, led lights and engineered oak flooring.

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 :

• Ground Floor: vestibule, entrance hallway, 2 reception rooms with wall opening between, modern fitt
• First Floor: landing, 3 bedrooms and a smart family bathroom/shower/wc
• A welcoming and comfortable family home in a great location with a superb private rear garden