Property description

A charming and unique 3 bedroom Georgian town house with a wonderful atmosphere and delightful 75ft walled garden in historic Kingsdown Parade



HALL FLOOR

APPROACH:
from pavement to step up to main front entrance door with glazed over light.

RECEPTION HALL:
dado rail, radiator, stripped wooden floorboards, doorway through to sitting room, door to bedroom 3, staircase with handrail rises to the first floor landing, stripped wooden door to staircase descending to lower ground floor.

SITTING ROOM: - 18' 3'' max into bay x 13' 11'' max into chimney recess (5.56m x 4.24m)
(front to rear) dado rail, triple sash windows into bay, further sash window with working period shutters, fireplace with over-mantel/surround and iron insert fire basket incorporating an open fire, original built-in dresser into chimney recess with display shelves and cupboards below and bookcase/storage shelves to the other recess, radiator, strip wooden floorboards.

BEDROOM 3: - (rear) 9' 1'' x 8' 0'' (2.77m x 2.44m)
(currently used as a study) Vaillant gas boiler, recessed display shelves, sash window, radiator, stripped wooden floorboards.

LOWER GROUND FLOOR

KITCHEN/DINING ROOM: - (rear) 21' 3'' x 14' 11'' (6.47m x 4.54m)
staircase descends from the reception hall to the open plan kitchen/dining room:

Kitchen:
range of 'shaker' style kitchen base units and cupboards incorporating butchers block work surfaces, stainless steel 1½ bowl single drainer sink unit with mixer tap, gas cooker point, space for fridge, plumbing for dishwasher, storage recess beneath the staircase, casement window, radiator, solid wooden floor boards, double glazed door to rear garden, halogen spotlights.

Dining Area:
sash window with working shutters, original storage cupboard with recessed shelving, radiator, part glazed door to utility room, wooden door to Undercroft Storge Space (12'1\" x 3'10\" max) (3.68m x 1.17m) with internal light and average reduced ceiling height of 5'9\"/1.75m and gas meter.

UTILITY ROOM: - (side/rear) 8' 11'' x 6' 6'' (2.72m x 1.98m)
'butchers block' wooden work surfaces incorporating a porcelain 'Belfast' sink unit with mixer tap, plumbing for washing machine, space for drier, space for fridge/freezer, casement window, ceiling halogen tracklights, slate tiled floor, door to:-

SEPARATE WC:
(rear) low level wc, window, radiator, tiled floor, extractor fan.

FIRST FLOOR

LANDING:
staircase rises from the reception hall to the first floor landing, sash window, radiator, doors to bedroom 1 and bathroom/wc, spiral staircase with handrail rises to the top floor landing, radiator.

BEDROOM 1: - 15' 7'' x 14' 0'' max into chimney recess/built-in-wardrobes) (4.75m x 4.26m)
(front to rear) sash windows to front and rear elevations, two built-in wardrobes into chimney recesses with hanging rails and shelving, radiator.

BATHROOM/WC: - (rear) 9' 2'' max x 6' 11'' max (2.79m x 2.11m)
sash window with working shutters, white suite comprising low level wc, bath with tiled surround and shower over, wash hand basin and heated towel rail.

TOP FLOOR

LANDING:
spiral staircase rises from the first floor landing to the top floor landing, doors to bedroom 2 and study.

BEDROOM 2: - 12' 8'' min x 11' 6'' (3.86m x 3.50m)
(front to rear) (measurements taken into walls below sloping ceilings at approx 3'6\" min height above floor level) windows to front and rear elevations set into dormer bays, ceiling loft access, halogen spotlights, radiator.

STUDY: - 8' 10'' x 5' 1'' (2.69m x 1.55m)
(rear) (5'1\" measurement taken into wall below sloping ceiling at approx 3'6\" min height above floor level) window into dormer bay, louvre doors to Storage Cupboard with wooden slatted shelving, further storage cupboard beneath the window sill, halogen down lights, radiator.

OUTSIDE

GARDEN: - approx 75' 0'' deep x 23' 0'' wide inclusive of rear extension (22.84m x 7.01m)
(rear) a lovely garden with flagstone/paved patio close to the rear of the house with steps up to extensive lawned area, rock/stone edged flower beds containing numerous flowering plants/shrubs/bushes, a number of trees including an apple tree and vegetable patch. Garden shed, brick/stone boundary walls, outside light, water tap and garden plug points.

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 :

• Grade II listed, dating from circa 1770 - richly endowed with character and period features
• Superb central city location, close to the city centre yet high up above it and handy for the Unive
• Hall Floor: reception hall, sitting room, bedroom 3
• Lower Ground Floor: open plan 21ft thro´ kitchen/dining room, utility room, separate wc
• First Floor: bedroom 1 and bathroom/wc